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GOLF COURSE AND HOTEL DEVELOPMENT OPPORTUNITY CITY OF MIAMI, FLORIDA MAY 2 0 0 5 THIS DOC ORIGINAL SEEN A ENT IS A SUBSTITUTION TO W A r'° . OR!CONAL CAN BE F THIS DOCUM .T PIS Intro Letter May, 2005 Ladies and Gentlemen: Thank you for your interest in the Golf and Hotel Mixed Use Development Site. The site is comprised of approximately 135 acres of City -owned property currently operating as a golf course. The City of Miami, through this offering, is seeking an integrated package of services from the private sector consisting of planning and design, construction, leasing, and management of the proposed development. Enclosed is the City of Miami's Request for Proposals (RFP), which contains detailed information regarding the parcel of land available for development, the uses the City is seeking, development considerations, submission requirements, and selection procedures pertinent to this project. Please carefully review all of the enclosed documents. Proposals must comply with all submission requirements detailed in the RFP to be eligible for consideration. All information and materials submitted will be thoroughly analyzed and independently verified. Proposals must present a definitive development program, completion schedule, financial plan, and management plan responding to all requirements of the RFP 10 form the basis for selection by the City. The City will conduct a Proposal Pre -Submission Conference at 10:00 a.m. on Tuesday , 2005. While attendance at the Pre -Submission Conference is optional, all prospective developers are invited and encouraged to attend. information on the location of the conference will be provided by mail to registered respondents. Proposals are due no later than , 2005, by 2:00 p.m. and must be delivered to the City of Miami Clerk's Office. A list of respondents will be made public the following day. The successful proposal will be subject to the requirements of Miami City Charter Section 29-A and Section 29-B. It should be rioted that in the event fewer than three (3) proposals are received, any lease of the subject property shall be approved by a majority of the votes cast by the electorate at a public referendum. On behalf of the Mayor and Commissioners, l welcome responsive development proposals and look forward to working with a development team to realize the full potential of this property. Sincerely, Joe Arriola City Manager -2- THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP. ORIGINAL CAN BE SEEN AT END OF THIS DOCUM. NT Table of Contents EXECUTIVE SUMMARY A DIVIDER 1 - THE OPPORTUNITY 2 THE OPPORTUNITY 1 UNIFIED DEVELOPMENT PROJECT PROCESS GUIDELINES .........................2 THE SETTING 3 Neighboring Destinations 6 INTERNATIONAL LINKS MIAMI 1 MELREESE GOLF COURSE 8 Facilities 8 THE SITE 10 Property Specifications 10 Existing Conditions 10 Transportation and Accessibility 14 Public -Private Projects in Development/Infrastructure 15 DIVIDER 2 - PROJECT GOALS AND OBJECTIVES 17 PROJECT GOALS AND OBJECTIVES 18 Required Uses 18 Acceptable Uses 18 Unacceptable Uses 18 Planning and Land Use Objectives 19 Urban Design Principles and Guidelines 19 Required Project Components 22 TERMS AND CONDITIONS OF OFFERING 24 Management Agreement 24 City's Commitment of Funds, Services 24 City's Commitment of Property 24 Substantial Increase 25 THIS DOCUMENT IS A SU3STITUTION TO 8A a P. ORIGINAL ORIGINAL CAN BE SEEN A END OF THIS DOCUM NT Table of Contents Fair Market Value 25 Form of Lease Payments, Escalation 25 Agreement to Enter into Lease (Development Agreement) 25 Lease Agreement 26 REGULATORY PROCESS 29 Public Referendum Approval 29 Development of Regional Impact 29 Design Review 29 Special Permit 30 Building and Environmental Permits 30 DIVIDER 3 — REVIEW AND SELECTION PROCESS 31 REVIEW AND SELECTION PROCESS 32 Administrative Review 32 Certified Public Accountants 33 Minority and Women Business Affairs Policy Review 33 Review Committee 33 Evaluation Criteria 34 City Manager 35 City Commission 35 Anticipated Selection Schedule 36 SUBMITTAL REQUIREMENTS 37 Required Proposal Format 37 Required Proposal Content 38 Submittal Procedures and Deadline 46 Contact Information 47 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP. ORGINAL CAN BE SEEN AT END OF THIS DOCUMENT Table of Contents DOCUMENTS LOCATED ON CD-ROM PROVIDED WITH COMPLETE PACKAGE Documents Required for Proposal Submittal City of Miami Required RFP Submission Forms Draft Management Agreement Disclosures and Disclaimers Additional Documents Provided as Reference Airport Zoning Area Map Miami International Airport Aircraft ArnvaltDeparture District City Charter and Code Selections • Charter Section 29-A - Unified Development Projects • Charter Section 29-B - Unified Development Projects • Code Section 18-136 el. Seq. - Minority and Women Business Affairs • Code Section 2-778 - Minority and Women Business Affairs City Zoning Code Construction Documents from 1995 Renovation of Golf Course Correspondence from DERM Environmental Site Assessment Report Miami -Dade County Ordinances • Airport Zoning Neighboring Project Renderings • Grapeland Heights Park • Miami Intermodal Center Property Survey, Prepared by Company, Date State of Florida Sunshine Law Urban Development Review Board General Design Criteria USGA Green Section Turf Advisory Service Report, June 14, 2000 Please note exhibits and appendices are included for informational purposes only and shall not be relied upon without further investigation. THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP. ORGNAL CAN BE SEEN AT END OF THIS DOCUMENT EXECUTIVE SUMMARY Development Opportunity Location Required Use Propose, plan, design, develop, construct, lease and manage a signature golf course and hotel project. Approximately 135 acres in the Flagarni section of Miami, immediately adjacent to the Miami International Airport. Golf Course and related facilities; Hotel and related facilities. Required Management Agreement Management of existing facility required upon selection of developer, beginning during lease negotiations. Acceptable Additional Uses Entertaininent Destinations, Educational and/or Cultural, Convention and/or Conference, Retail, Restaurants, Recreation, Hotel Timeshares, Ancillary and Support Facilities. Density Approximately 87% of land zoned PR; remainder zoned C-1 with FAR of 1.72. City's Financial RequirementsProposals shall include lease payments in the form of minimum annual guaranteed rent plus a percentage of gross revenues. Maxirnum Lease Term Developer Selection Process How to Obtain RFP & Register Initial Deoosit R uired 50-year initial term and two 10-year renewal terms, with developer responsible for all leasing, maintenance and management of the project. One developer shall be selected for exclusive lease negotiations following a review process as set forth in the Miami City Charter. Only those who register can participate. For registration as an official respondent and to receive a complete RFP package submit a non- refundable fee of $300 in the form of a cashier's check, money order, or official bank check plus contact information by mail to the address listed below. An earnest money deposit of $50,000, payable to the City of Miami, in the form of a cashier's check, money order, letter of credit, or official bank check, is required to accompany the submittal of proposals and is fully refundable to developers not selected. Optional Pre -Submittal Conference & Site Visit , 2005 10:00 AM (EST) Details to be provided by mail to registered respondents. Proposal Due Date and Location , 2005, 2:00 PM (EST) , Miami City Hall, City Clerk's Office First Floor Counter 3500 Pan American Drive Miami, FL 33133 Additional Deposit Required Additional $50,000 non-refundable deposit required from developer selected for exclusive negotiations. To Registerand For Further Information Contact Meredith J. Nation Department of Economic Development City of Miami Riverside Center, 3rd Floor 444 SW 2"d Avenue Miami, FL 33130 injuation/,ci inianii 11 us 305.400.5260 Fax THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP. OR!GNAL CAN BE SEEN AT END OF THS DOCUMENT City of Golf and Hotel Request for Proposals DRAFT 05/03/2005 AERIAL PHOTO OF MELREESE GOLF COURSE TO BE INSERTED THIS PAGE INTENTIONALLY LEFT BLANK THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP. ORGNAL CAN BE SEEN AT END OF THIS DOCUMENT C'i1p ofAli uini Florida Golf and Hotel Request for Proposals ©RAFI05/0?/_2005 DIVIDER 1 - THE OPPORTUNITY THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP. ORGNAL CAN BE SEEN AT END OF THIS DOCUMENT City of Miami, Florida Golf and Hotel Request for Proposals DRAFT 05/03/2005 THE OPPORTUNITY This Request for Proposals ("REP") is an invitation from the City of Miami to qualified private real estate developers to create a premier mixed -use project adjacent to the Miami International Airport, one of the nation's busiest international air terminals. The approximately 1.35 acre property is currently being utilized as a public golf course. The City intends to lease the property for development and operation under a long- term lease of fifty years with the option to renew for two, ten-year terms. To accomplish the development of a superior golf facility and hotel complex, an integrated package of services from the private sector is sought including: planning and design, construction, leasing, and management. The approved uses for the property, in any combination, include entertainment destination, educational and/or cultural facilities, golf course and golf facilities, convention and/or conference facilities, hotel, retail, restaurants, recreation, hotel timeshares and ancillary office, parking and other support facilities. A golf course and hotel facilities are required uses. Hotel timeshares may either be a timeshare license or timeshare estate, subject to the hotel timeshare estate being limited to a subleasehold for a period of time Tess than the term of the primary lease to be entered into between the City and the selected proposer. Hotel timeshares are limited to the hotel and shall not be coupled with guaranteed rights to the golf course. Given the property's proximity to the Miami International Airport and access to existing and planned rail, train, auto and bus travel options, optimal utilization of the area's transportation resources is essential to the success of the development. Of key importance to the project will be its ability to achieve a balance between the various potential commercial uses of this well located property and maintaining the natural beauty and recreational value of the existing golf course. The City of Miami envisions the completed project as a destination with outstanding characteristics that will enhance the commercial, recreational, and tourism facilities serving greater Miami's residents and visitors. THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP. OOR INAL CAN BE SEEN AT END OF THIS DOCUMENT City of Miami, Florida Gal fa Hotel Reyuesl for Proposals DRAFT 05/03/2005 UNIFIED DEVELOPMENT PROJECT PROCESS GUIDELINES This Request for Proposals offering is being conducted as a Unified Development Project. The Unified Development Project (UDP) process is a procedure by which the City of Miami may convey an interest in real property to the private sector for the development of improvements, which requires the private sector entity to provide a combination of these services: planning and design, construction, leasing and management. Such projects are determined, by action of the Miami City Commission, to be Unified Development Projects. Section 29-A and 29-B of the City Charter provides legal guidelines for the UDP process. UDP City Charter Sections are included on the CD-ROM. The UDP process and all other business conducted with the City of Miami is subject to Section 18-74 of the City Code of Ordinances, which can be found on the CD-ROM. The "Cone of Silence" ordinance mandates that except for at public hearings and scheduled presentations, contact with the City regarding this RFP or any aspect of a proposal by a respondent or any representative of a respondent shall be limited to written communications until such time that a developer is recommended by the City Manager to the City Commission. All questions or requests for additional information must be asked and answered in writing via certified mail. These answers will be provided in the form of addenda to this RFP. Any responses to such questions or requests shall be furnished via certified mail to all registered RFP recipients within 10 days following receipt of the requesting letter and will also be kept on file at the office of the City Clerk. Respondents who purchase an official copy of the RFP and submit the $300 fee will be considered "registered" to participate in the UDP process and receive addenda. All business conducted with government agencies within the state of Florida, including the City of Miami, is subject to the Government in the Sunshine Law, Chapter 286 of the Florida Statutes, commonly referred to as the "Sunshine Law". The Sunshine Law is included on the CD-ROM. Throughout this document the terms "developer", "development team" and "proposer" are used interchangeably to refer both to the entities submitting proposals in response to this RFP and to the entities selected to partner with the City to complete the proposed development. 2 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP. ORIGINAL CAN BE SEEN AT END OF THIS DOCUMENT City of Miami; Florida Golf and Hotel Reyuesi for Proposals DRAFT 05/0312005 THE SETTING THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP. OR G NAL CAN BE SEEN AT END OF THIS DOCUMENT City ofAi. am, Fiorzda Golf and Horel Request far Proposals DRAFT 05/03/20(75 REGIONAL {SOUTH FLORIDA) MAP TO BE INSERTED Map should depict as much of Palm Beach to the Keys as possible with a marking for the airports, Port of Miami, Miami and existing Golf Course. 4 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP. Orri NAL CAN BE SEEN AT END OF THIS DOCUMENT Cirp of Miami, Florida Golf wul Hotel Request for Proposals DRAFT 05103/2005 NEIGHBORING DESTINATIONS MAP TO RE NSERTED Map should depict Miami International Airport area and highlight Intermodal Center, Expressway System and proximity to Pori, Downtown and The Miami River. Kendall Or Snapp 88th Expr 5 Miami •,Dade County City Streets Including Hialeah Traffic Reports For NW 103rd St Galloway Rd / SW 87th Ave 131rd Rd / SW 40th St Sunset Dr SW 72nd St THIS DOCUMENT S A SUBSTITUTION TO ORIGINAL BACKUP. ORk7:NAL CAN BE SEEN AT END OF THIS DOCUMENT City of Miami, Florir0i Golf rend Hotel Request for Proposals DRAFT 05/03/2005 Neighboring Destinations GRAPELAND HEIGHTS PARK The goal of the Department of Parks and Recreation is to serve all of the residents of the City of Miami by providing safe, clean, and wholesome recreational, educational and cultural activities in order to promote a sense of community. In November 2001. the citizens of Miami voted to support a $255 million bond issuance focused on enhancing security, improving parks, and providing neighborhood improvements throughout the City. Grapeland Heights Park is a prime example of how these bond dollars are being spent. The 19 acre park is scheduled for redevelopment from a traditional recreational facility to include a water theme park and other improved amenities. Conceptual designs envision approximately 5 acres of water related uses including two water slides, a splash park, a "lazy river" and interactive play areas. The balance of the park will offer four Babe -Ruth regulation baseball/softball fields, spectator seating, backstops, a vita -course, open shelters, picnic areas, a community building, a concession area and a banquet facility designed for neighborhood family parties. Approximately 500 parking spaces are planned. The projected annual attendance for the water park alone is 150,000 visitors at a minimum. Final designs for this approximately $12,000,000 public facility will be completed by the end of 2005 and will be made available on request. Construction is expected to begin in early 2006 and conclude in 15 months. The conceptual plans for the redevelopment of Grapeland Heights Park are included on the CD- ROM. MIAMI INTERNATIONAL AIRPORT Miami International Airport is one of the busiest airports in the world for both passengers and cargo traffic. Total passenger traffic reached 29.6 million in 2003, including 13.9 million international passengers. More than 90 airlines serve Miami International Airport, flying passengers to more than 200 destinations on five continents. MIAMI 1NTERMODAL CENTER The Miami Intermodal Center (MIC) will be similar in function to New York City's Grand Central Station and other multimodal facilities found in major cities around the world. Sponsored by the Florida Department of Transportation, it will offer access to all forms of ground transportation available in the Southeast Florida Region, The MIC will provide safe and efficient transfers for users of various rail systems, buses, taxis, privately owned automobiles, bicycles and pedestrians. The project will be developed in phases with the fast phase scheduled for completion within the next five years. The entire program is scheduled for completion within the next fifteen to twenty years.' Additional information pertaining to roadway improvements related to the MIC can be found in the Public -Private Projects in Development section of this RFP. WATERFORD CORPORATE PARK AT BLUE LAGOON The Blue Lagoon area is home to numerous regional and international headquarters of major national and multi -national corporations. The Waterford is a 250-acre master -planned corporate park with two million square feet of office space. The park has been a magnet for multi -national companies doing business in Latin America due to its excellent location and ability to draw from Miami's multi-lingual workforce. The names on the directories of the Waterford's buildings span a range of industries from technology, communications and entertainment, to healthcare, tourism and travel. Waterford at Blue Lagoon is home to more than 200 companies. An abbreviated listing includes: Burger King, Federal Express, Sony, Hewlett Packard, Canon, Caterpillar Americas, The Discovery Channel and many others. 2 Comment [Hi]: Update THIS DO UI °SUBSTITUTION TO � ORIGI NAL BACKUP. ORa 3 NAL CAN BE SEEN AT END OF HIS DOCUMENT City of Mi mi. Florida Golf and Hotel Request for Proposals DRAFT U5/03/2005 EXISTING USES/CONDITIONS SITE PLAN TO BE INCLUDED Conditions to include golf course a e ideally something currently being used by Operator Directional Arrows & Highways should be included for reference 7 THIS DOCUMENT IS U STITUTION TO ORIGINAL BACKUP. ORIGINAL CAN BE SEEN AT END OF THIS DOCUMENT 0 Golf and Hotel Request for Proposals DRAFT O5/03/'005 INTERNATIONAL LINKS MIAMI / MELREESE GOLF COURSE 3 International Links Miami, Melreese Golf Course was conceived to be a full service facility with a challenging golf course, a comprehensive learning center and practice driving range and a modern facility clubhouse to serve the local community, as well as regional visitors, tourists, international business travelers, tournaments and corporate events. The facility has been nationally recognized as an 18-hole championship public golf course which is equal to any private or resort golf course in the area. The course was originally built in the 1960's as the LeJeune Golf Course. The course was renamed in 1973 for former city manager and golf enthusiast Melvin Reese. In 1996-1997 the course was redesigned by Charles Mahannah and underwent a $3.5 million renovation. A modern multifaceted Clubhouse 'facility was designed but never built at the site. Facilities COURSE DESIGN The course was designed with five sets of tees to provide a champion level course appropriate for challenging activities such as tournaments while also allowing young players, seniors and beginners to enjoy a round of golf at the executive tees. The course offers players of all skill levels to keep up with their group and follow the general flow of the course. The architectural features of the new course include five (5) lakes, one hundred (100) sand bunkers, nine (9) waste bunkers and a strategically placed cypress wetland, Rolling northern style fairways predominate the course and large, unique, contoured greens average 6,500 square feet each. Greens and tees are elevated. The greens are planted with Tiff -Dwarf Bermuda grass and are considered one of the best greens in the area. The course is a par 71 with the championship course being 7,173 years; the middle course being 6,613 yards and forward tees being 5,584 yards. The course has an automated irrigation system and a drainage system that rapidly removes excessive rainwater and meets the latest environmental standards. After heavy rains the course is playable while most courses in the area are closed. PRACTICE RANGE AREA The course has an extensive teaming area and practice range which consists of several tee areas at both ends of the range, practice sand bunkers, two large full-size practice putting greens, multiple target greens on the practice range and areas reserved for a future teaching center. Currently the practice facility is being used by a teaching staff, eight (8) local high schools, five (5) local colleges and universities and several programs for inner -City and minority youth. The facility is also utilized by several national golf school programs in conjunction with corporate outings. 1 Comment [H2]: Should the plans fo this be included/ THIS DOCUMENT S ORIGINAL BACKUP. SEEN AT END OF TH STITUTION TO NAL CAN BE ENT Cily of -Miami, Florida Golf and Hotel Request for Proposals DRAFT 05/03/2005 SMALL MAP OF SITE PLAN TO BE INSERTED Depicting RFP offered area with Zoning information and Airport Zones, 9 THIS DOCUMENT TITUT1ON TO ORIGINAL BACKJP. ORK3iNAL CAN BE SEEN AT END OFTHj$ DOCUMENT City of Morn/. Florida Golf and Hotel Request for Proposals DRAFT 05/03/2005 THE SITE Property Specifications PARCEL The property was assembled from a section of the LeJeune Garden Estates resident al neighborhood and the adjacent property to the north. Several roadways were permanently closed in order to develop the golf course; however they were not vacated. The selected proposer will be required to plat the property and vacate the roadways prior to development. The City will assist in this process. BOUNDARIES The property is located at 1802 N.W. 376' Avenue (also known as Douglas Road). The property is bound on the west by N.W. 42"d Avenue (also known as LeJeune Road) which is a major north -south road and a primary access roadway to the Miami International Airport. To the south, the property is bordered by N.W. le Street and Grapeland Heights Park, a popular municipal recreation facility. The property is bound on the east by N.W. 37th Avenue and to the north by the Tamiami Canal. Situated directly across the street to the east is a stabilized residential neighborhood with active community participation. The parcel described above, comprises the property being offered to the successful development team for redevelopment under a long term lease and development agreement and is depicted in the survey which can be found on the Exhibits CD-ROM. Existing Conditions The property and its improvements are offered "as is, where is" by the City for development and long-term management. Existing improvements and facilities located on the property are not required to be retained as part of the proposed redevelopment of the site. Further discussion of the City's commitment of property can be found in the Terms and Conditions of Offering section of this RFP. UTILITIES The property is not connected to the local water and sewer system operated by the Miami Dade County ("County") Water and Sewer Department. The County owns and operates an 8" water main located in N.W. 37th Avenue (Douglas Road) and N.W. 17th Street. The County also owns and operates a gravity sewer main abutting the parcel. The County will provide an adequate domestic water supply for the project and will receive and dispose of sanitary sewage from the project after the successful negotiation of a tri-party agreement with the City of Miami and the selected developer. The County has developed a schedule of fees for the connection of such utilities based on the average daily gallons per day to be consumed by the various building unit types. All connection fees shall be the sole financial responsibility of the developer. The design, construction and installation of all necessary water and sewer facilities is the responsibility of the developer and must meet the County requirements arid is subject to their approval. The City will assist in this process by providing the necessary facilities easements and other services as lawfully appropriate. For additional information please contact Mr. Roberto Zabaro, New Business Manager, Utilities Development Division at the Miami Dade County Water and Sewer Department directly.4 Existing utilities may be relocated al the expense of the successful developer. 10 THIS DOCU ORIGINAL Bi SEEN AT END OF T T1TUTI0N TO NI AL CAN BE tiMENT City of Miami, Florida Golf and Hotel Request for Proposals DRAFT 05/03/2005 ENVIRONMENTAL CONDITIONS In February 2004 an environmental site assessment of a small area within the property was commissioned by the City of Miami and conducted by URS Corporation. The Miami -Dade County Department of Environmental Resources Management ("DERM") cited the property for the presence of petroleum hydrocarbon constituents in the septic tank of the maintenance area, an approximately 210 square foot area. URS installed and sampled two shallow soil borings and one shallow monitoring well in the vicinity of the septic tank drainfield. Groundwater analytical results did not indicate the presence of any petroleum contaminants in excess of the groundwater cleanup target levels as defined in 62-777, FAC for the parameters analyzed. URS recommended no further sampling of soil or groundwater and DERM concurred. A copy of the environmental site assessment report and the most recent correspondence from DERM is included on the Appendices CD-ROM. The City is leasing the property "as is, where is" without any representation regarding the environmental condition of the site. The selected developer will have an opportunity to inspect the property prior to taking possession of the property. During the "due diligence" period, the developer shall be required to conduct environmental site assessments, including sampling and testing of the soils, sediments and possibly the groundwater. The developer shall be responsible for the removal or remediation of hazardous materials that are required by law to be removed or remediated for the project, if any. Requirements for removal and remediation, if any, will depend on the construction plans proposed. The City expects the successful proposer to pay the first $250,000 in remediation costs if deemed necessary. In the event that the cost of remediation exceeds $250,000, the successful proposer will be given an appropriate duration of time following the environmental assessment is complete to withdraw from the UDP process without penalty. If the propsoer does not withdraw during the opt -out period, the City may determine that it is advantageous to participate directly in the cost of any required removal of hazardous materials beyond $250,000, if deemed necessary. II THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKk ORIGINAL CAN BE SEEN AT END OF H D HIVIFNT City o%Miami Golf and Hole! Request for Proposals DRAFT 05/03/2005 Insert Zoning Map of Melreese Golf Course 12 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP. ORIGINAL CAN BE SEEN AT END OF THISDOCUMFNT C`i:y of Miwni, Florida Golf and Howl Request for Proposals DRAFT 05/03/2005 ZONING Pursuant to the City of Miami Zoning Ordinance 11000 as amended, the property has two zoning designations. Approximately 87% of the land is zoned PR, Parks and Recreation, while the remainder is zoned C-1, Restricted Commercial. A Major Use Special Permit (MUSP) will be required for the project. FAR -- 1.72. Density — Maximum of 300 hotel units per acre. Height — 100', refer to airport zoning below. Parking — Must be provided on site. Prospective proposals must ensure that the development complies with all applicable zoning laws and conforms to the more restrictive uses allowed by this RFP as described below: Allowable Uses Zoning "PR" Parks & Recreation "Cl" Commercial Ancillary and Support Facilities such as Offices and Parking X X Art Galleries, Museums X X Educational and/or Cultural Facilities X X Entertainment/Entertainment Destinations X X Golf Course, Playgrounds, Playfields, Parks, Beaches X X Hotel (including Convention and/or Conference Facilities) X Neighborhood Centers, Auditoriums, Libraries X X Privately Owned and/or Operated Recreation Buildings and Facilities X X Restaurants X X Retail (including sale of equipment and accessories for boats) X X Hotel Timeshares X For details of applicable requirements of the C-I or PR zoning districts refer to the Appendices CD-ROM. A more detailed description of the MUSP can be found in the Regulatory Process section of this RFP. ZONING MODIFICATION The location of the C-I zoning is currently along N.W. 14'x Street, the southern boundary of the site. It is not intended that the hotel or other commercial uses should be limited to this area. The City anticipates relocating ten (10) acres of the C-I area to another portion of the property currently zoned PR. Such a "zoning swap" requires submitting a request for a small scale amendment to the City's Comprehensive Plan from the State of Florida Department of Community Affairs. FLOOD ZONE A preliminary review of the parcel shows most of the land Flood Zoned "AE-8". All structures constructed at the site must conform to the "AE" Flood Zone requirements set forth by the City of Miami Code and the Federal Emergency Management Administration. An excerpt from a Flood Zone Map can be found on the Exhibits CD-ROM. 13 THIS DOCUMENT" IS A SUBSTITUTION TO ORIGINAL BACKUP. ORIGINAL CAN BE SEEN AT END THIS _DOCUMENT Ci o1 A4 :tni, F'(o Golf and Hotel Request for Proposals DRAFT 05/03/2005 AIRPORT ZONE Due to the proximity to the Miami International Airport, this parcel has been designated by the Miami Dade Aviation Department as lying in the "Outer Safety Zone" and the "Outer District", designations which carry specific height and use restrictions. New residential or educational construction in the Outer District must incorporate noise reduction building methods. Education facilities and places of public assembly (defined as more than 1000 persons) are not permitted to be constructed in the Outer Safety Zone. Both zones have a maximum height limitation of 100'. A map depicting the location of the zones and a copy of the relevant zoning codes can be found on the CD-ROM. It should be noted that hotel and hotel timeshares units are not considered "residential" and do not require noise reducing building methods; however, these methods may be beneficial for the added comfort of guests. VEGETATION The predominate tree types on the golf course are Ficus, Royal Poinciana, Palms (Royal, Malasiona, Jamaican), Oaks and Black Olives. Many trees were lost in Hurricane Andrew in 1992 and the golf course would benefit from additional tree plantings. There are concerns regarding tree removal from the site. Prior to any permits being issued for redevelopment work an inventory of the plant materials will be required and a statement regarding any anticipated removals. Transportation and Accessibility The site has unparalleled vehicular access. The main entrance to the golf course property is from NW 37'h Avenue, Douglas Road. State Road 836 (SR-836) East West Expressway, also known as the Dolphin Expressway is immediately to the south of the property with a westbound exit at Douglas Road. SR-836 connects the Florida Turnpike (West Miami Dade) to Miami Beach (East Miami Dade), passing the Miami International Airport and making connections with Interstate 95 near downtown Miami. SR-836 is a toll road operated and maintained by the Miami -Dade Expressway Authority, a state -sanctioned, locally administered, public agency responsible for the operation and maintenance of five major expressway facilities in Miami -Dade County. The current 2-axle vehicle toll is $1.00 eastbound. There is no toll traveling westbound. The average daily traffic volume on SR-836 eastbound near LeJeune Road is 139,000 vehicles per day.5 LeJeune Road, also known as both N.W. 42id Avenue and State Road 953 (SR-953), borders the property to the west and is a major roadway running north south throughout the county connecting U.S. Highway 1 to State Road27 (SR-27), also known as Okeechobee Road. LeJeune Road is maintained by the Florida Department of Transportation and is the subject of considerable construction activity in connection with the planned Miami lntermodal Center (MIC). Underground utility upgrades and roadway widening are currently taking place immediately surrounding the Miami International Airport (MIA). The main entrance to MIA is located on LeJeune Road less than a mile from the property. The average daily traffic volume on LeJeune Road at N.W. 14'h Street is 76,500.6 14 THIS DOCUMENT iS A SUBSTITUTION TO ORIGINAL BACKUP. ORIGINAL CAN BE SEEN AT END OF THIS DOCUMENT City of Miami, Florida Golf and Hotel Request for Proposals DRAFT 05/03/2005 Public -Private Projects in Development/Infrastructure The surrounding area has been the recipient of a significant amount of development capital, both public and private. The City of Miami and other agencies have invested significant funds in recent years to improve the infrastructure in the surrounding neighborhoods. One highly notable project is the SR-953-LeJeune Road Corridor Projects managed by the Florida Department of Transportation. In February 2005 construction began on the last phase of the Miami Intermodal Center (MIC) Roadways Program. Work is scheduled to last approximately three (3) years and cost an estimated $72 million. The work program is designed to provide direct access roads linking SR-836, the rental car facility, the Central Station and the Miami International Airport (MIA). In addition, these projects will improve traffic operations on LeJeune Road resulting in reduced traffic congestion in one of the area's busiest corridors. The scope of work for this important project is as follows: LeJeune Road Southbound Collector Distributor: The Collector Distributor Road will provide for three - lane one-way frontage traffic connecting existing MIA traffic with SR-836 westbound and LeJeune Road southbound. This roadway will include the connection from NW 12'1' Street to SR-836 on the south end and NW 18th Street to MIA on the north end. LeJeune Road Northbound Collector Distributor: The project consists of the realignment of LeJeune Road from SR-836 to NW 21' Street and construction of an urban arterial section with six lanes (three in each direction). It will also include the construction of a two lane one-way Collector Distribution road located just east of the relocated section of LeJeune Road. MIC/MIA Interchange: This project consists of a total reconstruction of the interchange between NW 21 Street (main exit to MIA) and LeJeune Road. Its limits on LeJeune Road are from south of Tamiami Canal to NW 30th Street, from east of the bridges over the railroad tracks to west of NW 39th Avenue. This project includes the replacement of eight bridges. Automatic People Mover (APM) Foundations: This project consists of the construction of the foundations for the APM which will be built by MIA for the future connection of the MIC/MIA Mover which will connect MIA to the MIC. LeJeune 16" Watermain: This project consists of the installation of a 16" watermain along LeJeune Road from NW 1 Street to NW 25' Street which will tie into the new watermain in LeJeune Road. For additional information about the overall MIC program, visit the community awareness website at .n) tcdot.o)m. If you have any questions regarding the scope of work listed above, please contact the CEI Senior Project Engineer, Mr. Gus Quesada, P.E. at (305) 883-7677 or gqpcsadarci,hamitini.conl. You may also contact the MEC Senior Community Awareness Program Coordinator, Ms. Liz Fernandez at (305) 870-7888 or Ifornamlet7( c31s,coni. Project renderings and a video have been provided on the CD- 0 15 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP. ORIGINAL CAN BE SEEN AT END OF THIS DOCUMENT City of Mat Florida Golf and Hotel Request for Proposals DRAFT 05/03/2005 16 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP. ORIGINAL CAN BE SEEN AT END OF THIS DOCUMENT_ City of Miami, Flo Golf and Hotel Request for Proposals DRAFT05/03/2005 DIVIDER 2 - PROJECT GOALS AND OBJECTIVES 17 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP. ORK INAL CAN BE SEEN AT END OF THIS DOCUMENT City oftifiami, Florida Golf and Hotel Request for Proposals DRAFT 05/03/2005 PROJECT GOALS AND OBJECTIVES The City's development goals and objectives for the site are to achieve a unique mix of uses, a significant and sustainable financial return to the City, and a landmark design. The City has carefully formulated the following objectives for this public -private partnership: Required Uses An 18-hole golf course and a hotel are specifically required as part of any development program for the property. Notwithstanding the above, the 300+ room hotel and its related amenities may be offered off -site subject to the respondent providing a competitive return to the City including a percentage of gross revenues for offsite facilities. The golf course amenities including, but not limited to, pro shop, clubhouse and golf cart rental, must continue to be offered through on -site facilities. One or all of the acceptable uses listed below may be accommodated within a respondent's proposed development program, so long as the vision is achieved in a well-balanced plan. Acceptable Uses The acceptable uses for the proposed development are: Acceptable Uses Zoning_ "Cl" Commercial "PR" Parks & Recreation Ancillary and Support Facilities such as offices and parking X X Art galleries, museums X X Educational and/or Cultural Facilities X X Entertainment/Entertainment Destination X X Hotel X Neighborhood centers, auditoriums, libraries X X Playgrounds, playfields, parks, beaches X X Privately owned and/or operated recreation buildings and facilities X X Restaurants X X Retail (including sale of equipment and accessories for boats) X X Hotel Timeshares X Unacceptable Uses Private clubs and residential uses shall not be considered acceptable in PR or C-I. Membership clubs are permitted so long as membership is open to the general public. Hotel timeshare units in excess of 20% of the total room key count will not be permitted. l8 THIS DOCUMENT I S A STITUTION TO ORIGINAL BACKU ORI INAL CAN BE SEEN AT END OF T jIS DOCUM! NT (it ' ofA9inrni, Florida Golf and Hotel Request for Proposals DRAFI05/0311005 Planning and Land Use Objectives To develop a signature hotel and an upgrade of the existing golf course including new facilities. To design a mixed use development that is worthy of the property's setting and geographical location. To form a compatible link to Grapeland Heights Park, the Miami international Airport, the neighboring residential areas and the rest of South Florida. To enhance the overall public benefit derived from the property in terms of use, visibility, access, and financial return. To develop an array of uses that will attract increasing and varied segments of the local, regional and visitor population and further develop the international destination appeal of Miami. Urban Design Principles and Guidelines GENERAL • Public access shall be paramount. ■ Safe pedestrian connections between the golf course and hotel must be assured. • The architecture and landscape architecture shall acknowledge the tropical climate of the region and contribute to the pedestrian, civic life of the project. USAGE • The golf course must be an 18-hole championship course with additional amenities including at a minimum a clubhouse, pro shop, golf cart rental, lockers and restrooms and casual dining facility. • Provision of a golf course that provides a flexible routing plan allowing shorter plays with various holes leading back to the clubhouse is desirable. ■ The hotel must provide accommodations for leisure and business travelers with additional amenities including at a minimum a business center, meeting and dining facilities. • Private clubs will not be permitted. Golf memberships are permitted if available to the general public. ■ Provide an area for corporate and fund raising outings including a covered event area and food service facilities. • Provide sufficient parking for all amenities. 19 THIS DOCUMENT I A SUBSTITUTION TO ORIGINAL BAC:' , . OR?GI NAL CAN BE SEEN AT END OF THIS DOCUMENT. orida Golf and Holel Request for Proposals DRAFT 05/03/2005 VfEWS ■ Provide optimum views of the golf course from the hotel and clubhouse dining area. • Provide viewing areas for airport take off and landing spectators, if feasible. • Emphasize views of open spaces, plazas and passive parks. • Consider a hotel roof top restaurant with views of the golf course and airport. ACCESS • Provide the maximum public access feasible. • Minimize pedestrian/vehicular conflict points. • Interior and perimeter walkways shall be a minimum of 10 feet in width. • Creative use of roadway lighting and distinctive exterior building lighting is encouraged. • Pedestrian scale decorative lighting, low level path and landscape accent lighting shall be incorporated into the development. • All utility infrastructures shall be placed underground or within chases below grade. OPEN SPACES ■ Provide a continuous variety of public open spaces. • Open spaces shall acknowledge the tropical climate of the region by providing si through the use of substantial shade trees and specimen palm varieties. ARCHITECTURE cant shade • Buildings shall acknowledge the tropical climate of the region. ■ Building intensity, massing and articulation shall respond to human scale and the pedestrian realm. • Building facades shall be varied and articulated to provide visual interest to pedestrians. In no case shall the facade of a building consist of a blank wall. ■ Primary ground floor commercial building entrances are strongly encouraged to face the golf course, parks, plazas, open spaces, and pedestrian walkways, not parking lots. • Secondary entries from interior walkways are also encouraged. 20 THIS DOCUMENT S A SSTITUTION TO ORIGINAL BACKUPCR! FINAL CAN BE SEEN AT END OF THIS DOCUMENT Ciry ofMiarni, Florida Golf and Hotel Request for Proposals DRAFT'05/03/2005 PARKING ■ Parking shall not be allowed along the golf course. • Parking structures shall be designed in such a way as to conceal cars from public view. ■ It is suggested that parking structures allow for retail/commercial or other active uses on the ground floor facing active pedestrian areas. LANDSCAPE • Streets and walkways shall be planted with a continuous canopy of shade trees, flowering trees, or closely spaced specimen palms. ■ Landscape shall be designed to complement the architecture, to emphasize elements such as entrances, plazas, and open spaces, to frame views, and to visually screen parking, service and utility areas. • Provide a varied palette of tropical and Florida native plant materials that reflect the landscape of the region. SIGNAGE Signage shall be designed to meet compatibility, uniformity and size standards that do not compete with the architecture of the development. 21 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP. ORIGINAL CAN BE SEEN AT END OF THIS DOCUMENT City of Mimni, Florida Golf and Hotel Request for Proposals DRAFT 05/03/2005 Required Project Components The City has established a number of program requirements that must be included in any proposed development project. All requirements are to be constructed at the developer's sole expense; however, the City may assist the selected developer in pursuing grant funding, low interest rate loans, or other additional funds or services that may be available for the project at no cost to the City. GOLF COURSE A public golf course with a pro -shop, clubhouse, casual dining, golf cart rental, and other amenities for golfers is required and must be designed with specifications consistent with industry standards for a regulation 18-hole course. The overall course should be at least 6,500 yards in length and at least par 71 with a variety of par three, par four and par five holes. It is important that programs for golf instruction be available to all members of the public and at varied pricing levels to encourage the growth of the sport among juniors, seniors and families. The mix of golf -related uses shall be designed to provide the greatest possible economic impact in the community. Specific golf related objectives include: • To develop the highest quality golf facilities appropriate for the type of usage for the course as designed, following the highest industry standards for amateur and tournament golfers, that shall attract local, regional and tourist golf interests to the facility for recreation, lessons, tournaments and community events. Utilize the available property to maximize the economic potential of the site. ■ To develop facilities and activities that shall complement those of the hotel, as well as the adjacent Grapeland Heights Park to connect the various projects and experiences. HOTEL A first class 4-star internationally recognized hotel with between 300 and 349 guestrooms and suites, rentable meeting facilities, a multi -purpose restaurant, a business center and fitness center are required. A full service spa and other facilities for national and international travelers are desired and should be designed commensurate with industry standards for a 4-star meeting/convention hotel facility. To develop the highest quality hotel facility, following the highest industry standards for distinctive convention hotel facilities that shall attract national and international leisure and business travelers. Utilize the available property to maximize the economic potential of the site. • To develop facilities and activities that shall complement those of the golf course, as well as the adjacent Grapeland Heights Park to connect the various projects and experiences. SHARED FACILITIES Amenities may be shared by the hotel and golf course as deemed appropriate by the developer. Shared facilities are encouraged when they enable a more efficient site plan, cost savings, increased public access, or other project efficiency. 22 THIS DOCUMENT s ITUTION TO ORIGINAL BACKUP. ORIGINAL CAN BE SEEN AT END OF ,THIS DOCUMENT City of Miarra, Florida Gol anti Hotel Request for Proposals DRAFT 05/0311005 ART IN PUBLIC PLACES Respondents are required to incorporate public art projects within the development that shall create enjoyable and compelling public spaces for people visiting and living in the Greater Miami area. The amount of investnlent in public art shall be $0.35 per square foot based on the amount of square footage of the gross floor area dedicated to commercial uses. Artwork shall be unique, produced by a professional artist, and easily accessible to the public for at least 40 hours each week. Examples of art projects to consider include tangible creations by artists exhibiting the highest quality of skill and aesthetic principles, including but not limited to paintings, sculptures, glass works, statues, bas reliefs, engravings, carvings, frescoes, mobiles, murals, mosaics, fiber works, photographs, and drawings. Building features and enhancements such as gates, benches and monuments, as well as landscape art enhancements such as fountains and walkways, shall be considered toward this requirement so long as the elements are uniquely designed by professional artists. 23 THIS DOCUMj In I 1-r t I I TO ORiGINAL BACKUP. OR'I.GINAL CAN BE SEEN AT END OF THIS DOCUMENT City of,Miami. Florida Golf and Hotel Request for Proposals DRAFT 05/03/2005 TERMS AND CONDITIONS OF OFFERING Management Agreement A Management Agreement, in substantially the form attached, shall be executed upon approval of the successful proposer by the City Commission. The agreement provides for the successful proposer to immediately commence management of the existing golt' course facility, at its sole cost, during the period of time between the selection of the development team by the City Commission and the commencement date of the negotiated lease. The golf course shall be kept in operation to the maximum extent possible during the development and construction. The Management Agreement includes a provision for an outside date in the event a lease is never consummated. The Management Agreement is not a leasehold and shall not convey ownership interest. Currently operating hours and fees for the use of the golf course are governed by City of Miami Code Chapter 38, Article V. Proposals shall include any requested change to such City Code provisions and terms for providing a minimum monthly guarantee and a percentage of gross revenues to the City for the right to manage the property. City's Commitment of Funds, Set -vices The City's guaranteed participation in the proposed development is limited to a long-term lease of the property not to exceed 70 years. The City may provide or arrange funds or financing for the development contemplated by this RFP as may be determined appropriate during lease negotiations. Proposals that are contingent on receiving financial assistance in any form from the City shall not be considered. Such considerations may follow the review process. The selected developer shall be required to provide all financing for the construction of improvements and operating expenses, to make lease payments that provide at least fair market value to the City, and to provide deposits or surety to guarantee required performance and payments. City's Commitment of Property The property and its improvements are offered "as is, where is" by the City for development and long term management. No representations or warranties whatsoever are made as to its condition, state or characteristics. Expressed warranties and implied warranties of fitness for a particular purpose or use and habitability are hereby disclaimed. Existing improvements and facilities located on the property are not required to be retained as a part of the proposed redevelopment of the site. Testing, audits, appraisals, inspections, or other non-invasive testing that is necessary or desired to submit a proposal, shall be at the sole expense of the prospective respondent. Reports regarding the property that the City has in its possession are available as public records without representation or warranty and can be found on the Appendices CD-ROM. City -owned property is held in public trust and cannot be mortgaged, pledged, liened or subordinated in any way as a part of the lease agreement; however, the leasehold interest may be mortgaged. All leasehold improvements shall become the sole property of the City upon the expiration of the lease agreement. The selected developer will be required to identify construction staging areas that do not interfere with the ongoing operation of Grapeland Heights Park, the golf course (while in operation), or cause disruption to the adjacent residential neighborhood. The City does not guarantee the availability of additional land for construction staging. Additional City -owned lands, if located, may be offered, through a short term construction easement agreement, for use in construction staging. 24 THIS DOCUMENT t" SSTITUTION TO ORIGINAL BACKUP. OR?INAL CAN BE ,SEEN AT END OF THIS DOCUMENT City of Mintui, Florida Golf and Hotel Request for Proposals DRAFT 05/O3/2005 Substantial Increase In addition to any other right of termination available, pursuant to City Charter Section 29-A(c)(4), any substantial increase in the City's commitment of funds, property, or services, or any other material alteration of any contract awarded for a Unified Development Project shall entitle the City Commission to terminate any contract including the lease after a public hearing. Prior to such public hearing, the Commission shall seek and obtain a report from the City Manager and from the Review Committee that evaluated the proposals for said project, conceming the advisability of the City exercising its right. The City shall have no liability with regard to its exercise of said right and the selected respondent shall bear all of its own costs with respect thereto. Fair Market Value In accordance with Miami City Charter Section 29-B, the lease must provide the City with at least fair market value. Proposals shall include sufficient analyses of revenues, operating expenses and development costs to justify the proposed lease payments which must provide the City with at least "fair market value" based upon the proposed project. Each respondent shall specifically state in its proposal that it agrees that annual lease payments shall meet fair market value, at a minimum, if its proposal is accepted by the City. Fair market value and the sufficiency of proposed lease payments shall be determined by an appraisal of the proposed project as performed by two State certified general appraisers hired by the City. The nature of such rent shall, however, be an important consideration in the competitive evaluation of alternative financial proposals. Any rent negotiated between the City and the successful developer must be confirmed as meeting the fair market value requirement of the City Charter as determined by a State certified appraiser. Form of Lease Payments, Escalation Proposals shall include annual lease payments in the form of an annual minimum guaranteed rent. Different percentages of gross receipts may be offered for the different operations included in the proposal. In addition to the minimum rent, the City shall require rental payments in the form of a percentage of gross revenues. Proposals must include a provision for periodic escalation in the minimum rent. Percentages may be increased over time. Additional rents are encouraged. The successful development team may also be required to provide the City with the following rents: Construction period rent to be paid for the appropriate period prior to project completion: Placeholder rent to be paid to maintain lease and development rights to any parcels to be developed following the initial phase of development, if phased development is proposed. Participation rent to be paid as a percentage of net proceeds on sales or refinancing. The City expects fair market value to be achieved from the escalating guaranteed minimum rents, with percentage of gross revenues and any additional proposed participation rents providing the City with a share of the financial upside. Agreement to Enter into Lease (Development Agreement) 25 THIS DOCUMENT" ;S A SUBSTITUTION TO ORIGINAL BACKUP. ORIGINAL CAN BE SEEN AT END OF THIS DOCUMENT City of Moeni, Florida Golf and Hotel Request for Proposals DRAFT 05/03/2005 Upon the selection of a development proposal by the Miami City Commission, the City shall negotiate an Agreement to Enter into Lease with the designated respondent to detail the conditions that must be met prior to delivery of possession of the property to the lessee. These conditions include, but are not limited to, review by developer of City's title to the property, receipt and approval by the City Manager of financing commitment(s) for construction of the leasehold improvements, receipt by the City of an environmental condition acceptance notice, and approval by the City Manager of the development plans for the project. Collectively, these requirements shall be referred to as Conditions Precedent. The City shall further negotiate a Lease with the designated respondent for the use and development of the property according to the parameters of its proposal and this RFP which shall be an exhibit to the Agreement to Enter into Lease and shall be executed upon satisfaction of the Conditions Precedent. The City shall not consider a sale of the property. The actual terms of the Agreement to Enter into Lease and the Lease shall be negotiated with City staff and are subject to final approval by the City of Miami Commission. The selected respondent shall have no vested rights, nor title or interest in the property or in the development proposed thereon until such time as a lease agreement is fully executed, and then only in the manner stipulated therein. Lease Agreement Once the Conditions Precedent stipulated in the Agreement to Enter into Lease has been met, selection of a development proposal by the Miami City Commission, the City shall negotiate a lease and development agreement with the designated respondent for the use and development of the property according to the parameters of its proposal and this RFP. The City shall not consider a sale of the property. The actual terms of the lease shall be negotiated with City staff and are subject to final approval by the City of Miami Commission. The selected respondent shall have no vested rights, nor title or interest in the property or in the development proposed thereon until such time as a lease agreement is fully executed, and then only in the manner stipulated therein. In order to provide some background information for prospective developers, the following section briefly describes some key lease terms. LEASE TERM The tenn of the lease shall be appropriate to the types of uses approved by the City and to the level and form of investment, not to exceed fifty (50) years with two ten (10) year renewals. PROPERTY The property will be comprised of approximately 135 acres as identified in the Survey found on the Exhibits CD-ROM. PROPOSED USES All proposed uses shall be consistent with and responsive to this RFP. 26 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP. ORDINAL CAN BE SEEN AT END OF THIS DOCUMENT City of Miaml, Florida Golf and Hotel Request for Proposals DRAFT' 05/03/2005 MAINTENANCE/REPAIRS During the lease term, the developer shall be responsible for all expenses associated with the property, including, but not limited to, maintenance, repairs, replacements, and operating expenses. LEASEHOLD MORTGAGE The lessee shall have the right during the lease term to encumber its leasehold estate by leasehold mortgage for the sole purpose of securing financing for construction of the leasehold improvements and/or for long- term financing or refinancing of any such leasehold improvements. The lessee shall have no right to encumber the fee simple title of the City in and to the property or to the City's remainder or residual interest in the leasehold improvements. SUBORDINATION The City's fee ownership and rental income stream shall not be subordinated. TAXES AND IMPOSITIONS The developer shall be required to pay all governmental assessments, including assessments imposed by the City, franchise fees, excises, license and permit fees, levies, charges and taxes, including ad valorem real estate taxes on the property under the completed project and the leasehold improvements, general and special, ordinary and extraordinary properly levied against the property and the improvements and/or the lessee's leasehold estate which could constitute a lien on the property or the improvements. The developer shall also be required to pay other applicable sales, parking and payroll taxes. In compliance with the City Charter, should a tax exemption be obtained for either the property and/or improvements, the lessee shall be responsible to pay an amount equal to what the City's portion of the ad valorem real property taxes would be if the property and/or the improvements did not obtain an exemption. The City's portion of real property taxes or other governmental assessments shall be due notwithstanding any incentives received from the County, State, or Federal Government. SECURITY DEPOSIT A security deposit will be required. INSURANCE PAYMENT The lessee shall be required to maintain throughout the lease term insurance typical to the approved project (in amounts and with limits determined appropriate by the City, in a form and with carriers acceptable to the City), including, but not limited to, comprehensive general liability, workers' compensation, all risk property insurance, automobile liability, personal property, business interruption, builder's risk, liquor liability, food and products liability, and any other insurance required by law. The City of Miami must be named as an additional insured. 27 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP. ORIGINAL CAN BE SEEN AT END OF THIS DOCUMENT City of Miami, Florida Golf and Hotel Request for Proposals DRAFT 05/03/2005 BOND REQUIREMENTS The lessee shall provide, or cause to be provided, to the City a performance bond issued by a responsible surety company licensed to do business in Florida and satisfactory to the City, in the City's reasonable discretion, or other such instrument satisfactory to the City. Such bond shall guarantee construction of the leasehold improvements at the property and shall be in an amount not less than 100% of the cost of said improvements. ENVIRONMENTAL During the "due diligence" period, the developer shall be required to conduct environmental site assessments, including sampling and testing of the soils, sediments and possibly the groundwater. The developer shall be responsible for the removal or remediation of hazardous materials that are required by law to be removed or remediated for the project, if any. Requirements for removal and remediation, if any, will depend on the construction plans proposed. The City may participate in the cost of any required removal of hazardous materials and the parties shall negotiate the amount and nature of this participation at the time of lease negotiation. ASSIGNMENT The City shall have the right to approve any assignment or transfer of [he lease and, subject to City approval, the City intends to participate in any proceeds from any such assignment or transfer, with the City's participation capped at a maximum of 10% of net proceeds from the sale. No assignment or transfer of the lease, or any transfer of more than 15% of the stock, membership interest or beneficial interest of the lessee, or change of control for a public company, shall be permitted during the first five years of the lease agreement. The lease shall provide that at all time during the lease, the property shall be managed by a qualified person, firm or corporation. NON-EXCLUSIVE USES All uses provided shall be non-exclusive uses. Development of the property into a mixed -use commercial venture shall not preclude the development of similar or the same uses by the City on any of its other properties. FIRST SOURCE HIRING AGREEMENT The developer and the City shall execute a "First Source Hiring Agreement" for the Project, which First Source Hiring Agreement shall be in form and substance reasonably acceptable to the parties. The purpose of this agreement is to prioritize the hiring of residents of the City of Miami for employment within the project. COMMUNITY BENEFITS The developer will be asked to provide benefits to the community in a manner that is suitable to the proposed development. This may take many forms. Some examples include a skills training center to provide opportunities for the chronically unemployed; golf events for special needs residents, reduced fees to City residents and students. 28 THIS DOCUMENT1]TUTION TO ORIGINAL I,CsCAN BE SEEN AT END OF T , S DOCUMENT Ciiv of Miami, Florida Golf and Hotel Request for Proposals DRAFT 05/03/2005 REGULATORY PROCESS The specific plans for the site will require various permits and approvals, and each respondent to the RFP is responsible for determining which permits and approvals will be required for the construction and operations at the site. The selected respondent, at its sole cost and expense, shall be responsible for acquiring all required permits, licenses, and approvals from all agencies with jurisdiction, including, but not limited to, the City, Miami -Dade County, the State of Florida, federal agencies and all public utilities. Additionally, all improvements must comply with all applicable building, fire, zoning, health and other code requirements. The following information is intended to help the respondent determine the applicable requirements and is not meant to be an exhaustive summary of all permits, licenses and approvals required. The City will assist the selected development team through expedited review procedures for City, County and State issued permits and approvals, to the extent permitted by law and regulations. Public Referendum Approval City of Miami Charter "Section 29-B - City -owned property sale or lease" provides that there shall be at least three (3) written proposals received from prospective lessees. However, if there are less than three (3) proposals received and the guaranteed lease payment of the proposal is at least equal to fair market value, then the proposed transaction can be approved by voters at a referendum. if a public referendum is required, it is the City's intention to submit the proposed transaction to a vote on November 8, 2005, or at the earliest convenient opportunity. If the proposed transaction is rejected by referendum vote, the project shall be terminated. In the event of such a termination, the developer has no vested rights, or title or interest in the property or to the development proposed thereon, or a claim upon the City for any expenses incurred in the proposal process. Deposits submitted to the City for participation in this process are not refundable. Development of Regional Impact A Development of Regional Impact ("DRI"), as defined in Section 380.06, Florida Statutes, is any development that, because of its character, magnitude, or location, would have a substantial effect upon the health, safety, or welfare of citizens of more than one county. If it is determined that the proposed development is subject to DRI review and procedures (or a successor or similar law), the selected developer shall be solely responsible for making all applications and/or seeking all authorizations required by law, at the developer's sole cost and expense. The City's limitation on a hotel with greater than 349 room keys may avoid the lengthy DRI process. Design Review The design of the project shall be subject to review and approval by appropriate City departments and/or agencies until such time that building permits are issued. 29 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP. OR? ;NAL CAN BE SEEN AT END OF THIS DOCUMENT Cio, of Allan Florida Golfand Hotel Request for Proposals DRAFT 05/03/2005 Special Permit Development of the site will require a Major Use Special Permit ("MUSP") to be issued from the City of Miami. The MUSP shall require traffic studies, environmental impact as well as all design specifications. The MUSP process will take the project through several public meetings and advisory boards including: Large Scale Development Committee Zoning Board and/or Planning Advisory Board Urban Development Review Board City Commission Meeting — Planning & Zoning Agenda Building and Environmental Permits To the extent that it is able, the City will expedite all City planning and building permitting for the development team due to the City's involvement as a partner in the project. The City will if necessary, apply as an applicant or co -applicant to the appropriate local, state, and federal agencies for regulatory permits. Environmental permits may be required from the following agencies: Miami -Dade County Department of Environmental Resources Management (DERM) Permit State of Florida Department of Environmental Protection (DEP) Site Assessment Federal Aviation Administration 30 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP. O ''NAL CAN BE SEEN AT END OF THIS DOCUMFNT City of Miami, Florida Golf and Hotel Request for Proposals DRAFT 05/03/2005 DIVIDER 3 - REVIEW AND SELECTION PROCESS 31 THIS DOCUMENT ORIGINAL BACKUP. SEEN AT END OFjL SUBSTITUTION TO ;ANAL CAN BE DOCUMENT Ciry ofAli wni, Florida Golf and Hotel Request for Proposals DRAFT 05/03/2005 REVIEW AND SELECTION PROCESS This project has been identified by the City to be a Unified Development Project, for which review procedures and the selection processes are established in the City Charter and Code. In accordance with those guidelines, the City Commission appoints a Review Committee from recommendations submitted by the City Manager and selects a Certified Public Accounting (CPA) firm, both to evaluate submitted proposals. In addition, the City may elect to hire additional consultants as deemed necessary to appropriately evaluate and analyze proposals. Administrative Review City staff shall initially review proposal submissions for completeness and compliance with all formatting and content requirements set forth in the RFP. During this initial review, and prior to the start of deliberations by the Review Committee, respondents may be contacted to cure proposals that contain non- material, non -substantive defects as determined solely by staff. If notified of such a deficiency, the respondent shall correct such deficiency within five (5) working days of receipt of notification. Those submissions that comply with requirements will be deemed responsive. THRESHOLD REQUIREMENTS AND STANDARDS The City has identified five (5) factors that shall serve as threshold qualification standards for this UDP process. All respondents are required to meet these standards to receive further consideration of their proposals. Respondents are encouraged to form appropriate development teams in order to assemble the requisite expertise, experience, financial and management capability to meet these threshold requirements. As such, where applicable, these standards will be applied to the development team as a whole, in a manner that is commensurate with the allocation of responsibility within the team. Each respondent is expected to meet the following five (5) minimum requirements: I . A minimum of I 0 years experience managing and operating both a golf course and hotel of similar size and complexity. 2. A minimum of 10 years experience in the management and operation of each additional use being proposed. 3. A leading role of principal responsibility or other demonstrated experience in the design of a project(s) of similar size, complexity and constraints as the facilities and uses proposed. 4. The successful development and financing of at least one project of similar size, complexity and uses with similar constraints. 5. At least one single project for which $20 million or more in financing was secured. 32 THIS DO 4I, ORIGINAL BACK4.,.' SEEN END . i ITUTION TO CAN BE GENT City of Miami, Florida Golf and Hotel Request for Proposals DRAFT 05/03/2005 Certified Public Accountants A Certified Public Accounting ("CPA") firm has been selected by the City Commission to evaluate each proposal, specifically assessing the following elements: • The financial viability of the proposing entity, including prior record and experience. • The viability of the proposal's financial plan, sources and structure. • The comparative short term and long range economic and fiscal return to the City. • The proposal's market analysis and marketing plan. • The economic feasibility of the proposed development. • Viability and appropriateness of management plan. • Credit worthiness of principals/partners of the proposing entity, including prior bankruptcies, if any. During the course of its analysis, the CPA shall examine all materials provided by respondents and will conduct a full investigation of the financial background of the individual members of the development team, including materials that may be available from other sources such as Dunn & Bradstreet. The CPA shall present its findings regarding each proposal to the Review Committee prior to said Review Committee completing its deliberations. The CPA shall render an independent report of its findings to the City Manager. The CPA currently selected is Sharpton, Brunson & Company, P.A.. Minority and Women Business Affairs Policy Review The City of Miami will review the materials provided by the respondent to verify the extent to which the development team encourages Female, Hispanic, and African American participation on the development team and in the management and operations hiring procedures proposed for the project. Review Committee Subsequent to staff review, the Review Committee shall evaluate each proposal deemed responsive. The Review Committee shall be comprised of five (5) professional City staff members in the fields of finance, building, zoning, urban design, and golf course management plus six (6) representatives from the private sector experienced in the financing and development of projects of this nature. In this process, the Review Committee shall rely primarily on the documentation submitted in the proposal, but may also obtain critical information through a presentation by and interview of the development team. The Review Committee shall use the specific evaluation criteria and their respective assigned weights for purposes of rating and ranking the proposals, as defined below. Each Committee Member shall review each proposal specifically noting the level of detail given to criteria of critical importance to the City and assign a numerical score accordingly. Each Review Committee Member shall determine a rank order based upon the numeric score achieved. The Review Committee shall arrive at a rank order of proposals based on the individual member's vote of its rank order. The Review Committee shall render a written report to the City Manager of its evaluation of all responsive and responsible proposals. The Review Committee has the authority to recommend one or more, or none, of the proposals as it deems to be in the best interest of the City. The Committee's recommendation is accompanied by written justification of its findings. The City encourages all respondents to form appropriate development teams in order to assemble the requisite expertise, experience, financial and management capability to meet the evaluation criteria. As such, where applicable, these standards shall be applied to the development team as a whole, in a manner that is commensurate with the allocation of responsibility within the team. Each respondent is expected to address the following requirements in the proposal submission: 33 THIS D;N ORIOIN6 SEEN A ams �Y-ION TO CAN BE Cif ENT City of Miami, Florida Golf and Hotel Request for Proposals DRAFT 05/03/2005 Evaluation Criteria OVERALL PLAN & DESIGN OF THE PROPOSED DEVELOPMENT ■ Fulfillment of the City's established development objectives, design guidelines and program requirements. • Range and mix of uses and amenities; extent of public access and amenities. • Demonstrated commitment to public access. • Appropriateness and quality of the design. • Quality of the golf course design as it relates to both amateur and tournament golf. ■ Appropriateness and relationship of hotel facilities to the golf course. • Harmonious and/or complementary integration of uses into the site. ■ Successful, harmonious interface and/or connection to adjoining projects and uses. • Imaginative and creative treatment of: public spaces, exterior space, circulation, view corridors, landscaping, graphics and lighting. ■ Creative and effective integration of art -in -public places component. • Quality and sound principles of urban design proposal. • Efficiency of site design and organization, and compatibility of uses. FEASIBILITY MANAGEMENT AND OPERATIONS OF THE PROPOSED DEVELOPMENT ■ Appropriateness and practicality of stated goals and objectives during the term of the Management Agreement. • Appropriateness and practicality of stated goals, objectives and policies of management plan. • Viability, practicality and comprehensiveness of management plan, including such elements as mission, operating parameters, operating budget, revenue projections, cash flow analysis, personnel organization and staffing plan. • Extent and feasibility of marketing plan, familiarity with primary and secondary markets for proposed facilities and services, and appropriateness of strategies to be utilized for attracting and strengthening those markets. ■ Management approach to ancillary operations and businesses, particularly relative to stated experience and capabilities, and to the City's objectives. • Extent and quality of programs for maintenance, security, public access, community/educational programs, and public and customer services, as applicable. • Appropriateness and practicality of proposed golf course fees in furthering the effort to expand the game of golf to a broad range of players, including City residents. • Developer experience and capability to fulfill the commitments stated in proposal. • Timeliness of proposed development plan. RETURN TO THE CITY ■ Management fees including a guaranteed monthly minimum payment during the term of the Management Agreement. ■ Payment of percentage of gross revenues during the tern of the Management Agreement ■ Lease payment including a guaranteed minimum annual rental payment during the Lease term. ■ Payment of a percentage of gross revenues during the Lease term. • Dollar value, extent, and timing of capital improvements. ■ Any additional financial benefit to the City. • Other non -financial benefits to the City. • Likelihood and timing of receiving financial and other benefits. 34 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL BACKUP. OR GINAL CAN BE SEEN AT END OF THIS DOCUMENT City of Miami, Florida Golf and Hotel Request for Proposals DRAFT 05/03/2005 EXTENT OF MINORITY PARTICIPATION • Minority/women participation within the proposing entity. • Minority/women participation within the consultants to the proposing entity. • Subcontracting and hiring practices during construction. • Opportunities for minorities/women, hiring outreach and training opportunities in relation to leasing, management, operation and maintenance of facilities. • Affirmative action plans of development entity members. EXTENT OF COMMUNITY BENEFITS OFFERED • Programs designed to benefit the immediately surrounding residential neighborhood. • Discounts to students, residents or other specific population. • Efforts to minimize construction impact on surrounding neighborhood. • Extent and quality of programs providing benefits to the community. • Training programs. SCORING VALUES Criteria Weighted Value Overall Plan & Design of the Proposed Development 35 Feasibihty, Management & Operations of the Proposed Development 25 Return to the City 35 Extent of Minority/Women Participation and Community Benefits Offered 5 Total 100 City Manager The City Manager shall take into consideration the findings of both the CPA firm and the Review Committee, and shall then recommend one or more, or none, of the proposals to the City Commission. The City Manager shall state in writing the reasons for his recommendation. City Commission The City Commission may then accept the recommendation of the City Manager, may reject all proposals, or may seek a recommendation directly from the Review Committee. Following the Commission selection of a proposal, exclusive lease negotiations will commence. 35 THIS DOCUMENT S A SUBSTITUTION TO ORIGINAL BACKUP. ORGINAL CAN BE SEEN AT END OF, Ttri DOCUMENT City of Miami, Florida Golf and Holel Requesl for Proposals DRAFT 05/03/2005 Anticipated Selection Schedule Advertisement of RFP April 2005 RFP Available to Public/Date of Issuance May , 2005 Proposal Pre -Submission Conference and Site Tour , 2005 Proposal Submission Deadline , 2005 Recommendation from the City Manager to the City Commission September 2005 Adoption of Legislation Authoring Exclusive Lease Negotiations September 2005 This schedule is subject to change. 36 THIS DOCUMENT S A SU3STITUTION TO ORIGINAL BACKu' . Rr,INAL CAN BE SEEN AT END OF THIS DOCUMENT city of Miami. Florida Golf and Hotel Request for Proposals DRAFT 05/03/2005 SUBMITTAL REQUIREMENTS Required Proposal Format Proposals should be submitted in a bound format with tab dividers separating each section. Prospective developers shall utilize the following outline to prepare their proposals, adding tabs and sub -tabs as needed. TABLE OF CONTENTS EXECUTIVE SUMMARY VISION, GOALS AND OBJECTIVES OF PROJECT PROJECT PLAN MANAGEMENT AGREEMENT OPERATING PLAN MARKETING PLAN FINANCIAL PLAN DEVELOPMENT TEAM FINANCIAL CAPACITY MANAGEMENT TRANSITION SCHEDULE DEVELOPMENT SCHEDULE REQUIRED CITY FORMS ATTACHMENTS 37 THIS DOCUMENT IS A SUBSTITUTION TO ORIGINAL Br.',OKUP. '-'3NAL CAN BE SEEN AT END OF THIS DOCUMENT City of Miruni, Florida Golf and Hotel Request for Proposals DRAFT 05/03/2005 Required Proposal Content Proposals should be submitted in a bound format with tab dividers separating each section. A minimum font size of 10 point, I inch margins, and single spacing shall be utilized on all text documents submitted. Prospective developers shall utilize the following outline to prepare their proposals, adding tabs and sub - tabs as needed to all bound copies. A total of 25 copies shall be submitted consisting of I original, 22 bound copies with tabs, 1 unbound copy without tabs for possible duplicating needs and 1 electronic copy submitted on CD-ROM. All required drawings shall be submitted in the scale noted with one (I) original mounted on boards no larger that 24" x 36" and 25 copies reduced proportionately to an II" x 17" format. The reduced drawings shall also be submitted electronically and may be used on the City's website to inform the community about the proposals. A total of no more than 14 boards will be accepted. Models and photographs of models will not be accepted. TABLE OF CONTENTS Table listing sequential page location of Contents, Charts, Graphs and Illustrations. EXECUTIVE SUMMARY Respondent must summarize the proposal providing an overview of the proposal document. VISION, GOALS AND OBJECTIVES OF PROPOSED PROJECT Respondent must summarize the vision, goals and objective of the proposed project. COMMUNITY BENEFITS Respondent must summarize the range and quality of programs to be offered as a benefit to the local community. PROJECT PLAN The project plan shall be prepared by a team of specialized, registered design professionals. The design professionals must strive to create a development with a meaningful sense of place. The project plan shall take into account the Urban Design Principles and Guidelines that focus on a mixed -use recreational and hospitality development. The plan shall include: I. Narrative Description 2. Site Program Analysis including: • Overall site development including golf course and hotel. • Number and use of buildings, square footage (both gross and rentable), height, and number of floors for each proposed structure. • Number, type, size, construction and description of proposed operations by category. • Architectural and landscape architectural features. ▪ Permitting and environmental issues. • Parking supply and demand. 3. Site Plan Plan should illustrate the relationship and connectivity of the proposed project to the adjacent roadways, residential neighborhood, Tamiami canal and Grapeland Heights Park. Required scale = 1" : 100' 38 .. .......... THIS DO ORIGINAL Big SEEN AT,E ND OF TH T USTITUTION TO I NAL CAN BE DOCUMENT City of Miami, Florida Golf and Hotel Request for Proposals DRAFT 05/03/2005 4. Proposed Project Site Plan including: • Land Use • Building Locations • View Corridors • Vehicular/Pedestrian Access (public and private) • Golf Course Layout • Hotel Layout Required scale = 1" : 100' 5. Proposed Landscape Plans Required scale = 1" : 20' 6. Proposed Golf Course Plans • 18 hole course • Clubhouse • Casual Dining • Pro Shop/Retail • Golf Cart Storage • Maintenance Area • Parking • Other Golf Related Amenities Required scale = 1" : 100' 7. Proposed Hotel Plans • Lobby • Restaurant(s)/Bar(s) a Conference/Meeting Facilities (include square footage) • Health Club/Fitness center (include square footage) • Business Center (include square footage) • Number of Room Keys • Number of Hotel Timeshares, if applicable (include percentage of total room keys) Parking ▪ Other Hospitality Related Amenities Required scale = 1/8" 8. Renderings of Overall Site • From 14'h Street • From 20" Street • From 37" Avenue (Douglas Road) • From 42'd Avenue (LeJeune Road) • From Within Project (3 different renderings from this view will be accepted) Illustrating: • Context • Landscape • Building Heights • Architectural Elements • Architectural Features • Landscape Features • Parks/Plazas/Greenways/Open Spaces • Signage 9. Optional Elevations 5 Different Project Elevations Will Be Accepted (none required) 39 THIS DOCUMENT Jr3STrit 110N TO ORiGINAL BACIL CJ NAL CAN BE SEEN AT END OF THIS DOCtJMENT Ciry of Miami, Florida Golf and Hofer Request for Proposals DRAFT 05/03/2005 MANAGEMENT AGREEMENT The proposal must include a redline version of the Management Agreement provided on the CD-ROM containing any revisions the proposer would like the City to consider. This document should be accompanied by a summary document explaining the requested changes and providing any additional comments regarding the agreement. The proposal shall further provide a brief narrative on the management and operation of the golf course during the term of the Management Agreement and a list of any and all fees proposed to be charged for use of the golf course and amenities during the time that the successful proposer manages the golf course pursuant to a management agreement for the period of time between selection of the development team by the City Commission and the commencement date of the negotiated lease. Proposals shall also include a stated commitment of a minimum monthly guarantee and a percentage of gross revenues to be paid to the City for the right to manage the property during this period of time. OPERATING PLAN The proposal must include a narrative describing the management and operation of the entire proposed development. Respondents are reminded that the City intends that the property be maintained and operated in a manner consistent with the highest industry standards for facilities of its type. The description shall include, at minimum, mission statement, an organizational chart, brief outline of operating procedures, indication of which businesses are intended to be operated by development team and which businesses are intended to be subleased or to be operated under a management contract, sublease requirements (if any), operating schedule, and maintenance program, including planned major maintenance schedule. Additionally, a copy of the respondent's currently effective Affirmative Action program, in accordance with City Code Sections 2-778 and 18-136 et seq., should be submitted. A sample is included on the Appendices CD-ROM. If independent management services are to be involved, then the applicable forms included on the CD-ROM must be completed by management contractors. • Mission Statement • Organizational Chart • Operating Procedures • Management Plan • Management Team • Staffing Plan • Operating Schedule • Maintenance Program • Affirmative Action Program MARKETING PLAN Proposals shall include a marketing plan that shall identify primary and secondary markets for each type of facility and/or service proposed and a description of the strategies to be utilized for attracting and strengthening those markets such as how and where the activities/operations will be advertised, branding concepts, and potential co -marketing opportunities. Specific discussion shall be presented as to marketing strategies to attract the international business and leisure tourist market. Similarly, the feasibility study should provide the rationale for the proposed mix of golf and hotel amenities, as THIS DOS. ORIGINAL SEEN AT E TITUTION TO CAN BE ��ENT City of Miami, Florida Golf and Hotel Request for Proposals DRAFT 05/03/2005 MARKET AND ECONOMIC FEASIBILITY Proposals shall include the following elements allowing an understanding of their likely market and economic feasibility: • A market analysis sufficient to establish the market support for the golf course, hotel and other proposed uses, based upon analysis of demand generators, competitive supply, market pricing, competitive position and anticipated market share/capture. The analysis should specifically provide the rationale for the proposed mix of amenities. ■ A projected development phasing schedule by building and parcel. ■ An analysis of projected revenues and operating expenses broken out for each major component covering at a minimum the first ten years of operation. The analysis shall specify the bases for these estimates. A written statement indicating the total dollar amount to be spent on permanent physical improvements to the property, including building improvements, site improvements, and program requirements associated with the development, including public spaces and amenities, as well as that required for all start up costs and initial operating expenses. The development cost estimates shall be itemized to include significant line items within the major categories of hard, soft (including development fees), and financing costs, and allocated by project component and building and phase. FINANCIAL PLAN Proposals shall include a description of the financing plan for the project, including a description and estimation of all sources of construction and permanent debt and equity funds to be used in the project. Target retums and other financing considerations should be presented. Prior to its execution of a lease agreement, the City shall require written evidence that the successful respondent has received a firm and irrevocable commitment of all funds necessary to construct, equip, and initiate operation of the proposed Project for a stabilization period determined by the City. The City reserves the right to further evaluate and/or reject financing commitments when the term, the identity of the financing source or other aspect of such financing is deemed not in the best interest of the City or the project FINANCIAL FEASIBILITY Proposals shall include a cash flow analysis(es) integrating revenues, operating expenses, development costs, and debt service for a minimum of the development period and first ten years of the project's operation. Analysis(es) shall be presented in a fashion so as to enable a clear understanding of financial feasibility and financial inflows and outflows both on a building by building basis and an integrated total basis over any phased development schedule, and shall also enable a clear understanding of the projected rents and any other financial returns to the City over the projection period. Financial Return to the City Proposals shall include a stated commitment of annual lease payments to the City in the form of a minimum guaranteed rent and percentage(s) of gross revenues, and any other proposed lease payments, as well as a stated commitment to adhere to the City Charter requirement for compensation equal to fair market value. Proposals shall detail other financial benefits to the City such as estimated property taxes, and other non -financial benefits such as new jobs created. 41 THIS DO ORIGINAL SEEN AT El 3STITUTION TO NAL CAN BE UMNT City of Miami, Florida Golf and Hotel Request for Proposals DRAFT 05/03/2005 DEVELOPMENT ENTITY Respondents must have formed a development entity that assembles the requisite expertise, experience, financial and management capability to develop a signature golf and hotel mixed use destination. For the purpose of this RFP "development entities" are defined as the legal entity submitting the proposal and with whom the City would enter into the lease agreement for the property, if awarded. The City of Miami reserves the right to conduct a complete background investigation of the development entity and all involved principals, consultants, and sub -consultants prior to the final selection or execution of the lease. Development Entities that contain a member who has previously had a lease with the City terminated as a result of a default in the last ten (10) years is not eligible to participate in this UDP process. Table of Organization for Development Entity The organizational structure presented in graphic form depicting the proposing entity and its professional consultants, including the names, affiliation and addresses of all principals. This includes any and all general partners, stockholders owning 5% or more of the corporate stock, corporate officers, and executives and top management of the development entity. A Certificate of Good Standing from the State of Florida shall be submitted for the development entity formed for the project. Resumes Resumes shall be included for key individuals to be involved in the proposed development. Resumes shall specify the role of the individual in the relevant project. References for All Development Team Members Respondents shall provide not less than four (4) current references for each principal development team member who can attest to the members' relevant capability and experience. These references shall be contacted by the City. Licenses and Corporate Registrations Individual Engineers, Architects and Landscape Architects must submit current Certificates of Registration or Licenses, and corporations or partnerships in those fields must submit current Certificates of Authorization. Proposals shall also include for each firm a copy of the firm's current corporate registration. Other Documentation as to Experience and Capability Proposals shall include a narrative or outline that provides sufficient detail to describe the development team's and consultants' considerable past experience in the development and management of projects of similar scope and complexity within the same or clearly similar sphere of endeavor. Respondent's shall provide a detailed list of completed projects, indicating the time required for completion, the completion 42 THIS DC. UTION TO ORIGINAL L CAN BE SEEN AT END OF a, �� .ENT City of Miami, Florida Golf and Hotel Request for Proposals DRAFT 05/03/2005 date, the amount invested and financed for the project, a description of the project's elements and the role(s) played by each development team member that was involved. FINANCIAL CAPACITY Prove financial capacity so that a determination can be made that the development entity is capable of undertaking the project. Additionally, provide documentation as to what resources will be utilized to provide equity for the project. The Development Entity must own a minimum of 25% of the project. A minimum of 3 financial references that have provided the development entity or members thereof with development financing shall be provided, including a loan officer name or other specific contact. Additionally, evidence of possession of or access to equity capital and financing resources to carry out the proposed project shall be provided by submittal of the following: 1. The most recent available credit report. 2. Composition of current real estate portfolio, listing the following for each project: project name, type location (city, state), date completed, project size (rentable area), value, debt, role (developer, operator, property manager, etc.), ownership interest, and occupancy rate. 3. Recent history, preferably within the last 2-3 years, in obtaining financing commitments, detailing type of project, financing source, amounts committed, etc. Respondents may submit a written statement(s) from their financing source(s) describing past projects which said source has financed for said respondent, detailing the amount of capital, the size of the project and any other pertinent information that will assist the City of Miami in determining the availability of equity or subordinate capital to fund the project. 4. List and description of all projects in the pipeline including status, development schedule and financial commitment required of developer/operator, a detailed description of the project financing methods, sources and amounts, and any working relationship (on other projects) with members of the proposed team (on this project). 5. Identification of specific relationships (and contact information) with sources of equity/debt capital and their indication that the project outlined by the City and the respondent is consistent with their investment criteria for a project of this size and type. 43 THIS DOCUMENT IS . : ® ITUTION TO 0RI I ', ,KUP. CaGINAL CAN BE OPEN AT END OFTHIS DOCIIMFNT City ofMiatni, Florida Golf and Hotel Request for Proposals DRAFT 05/03/2005 6. Address whether the respondent or any participating team members have been involved in any litigation or other legal dispute regarding a real estate venture during the past five years. In the explanation, include information regarding the outcome of any material litigation or dispute. Also, indicate if the respondent or any participating team members have ever filed for bankruptcy, or have owned or controlled projects that have been foreclosed, or have had fines levied by govemmental agencies. Include the date of occurrence, contact person, telephone number and address. 7. A commitment of developer's equity necessary to finance the project. 8. A statement by a bank, financial institution or certified public accountant certifying that the developer(s) has a net worth in excess of the amount necessary to complete the project. Respondents are encouraged to submit the below specified financial statements in their submittal in order to establish their capability, but such submittal will not be required. Audited financial statement for the past four years of each principal and joint venture participant, including statement of changes in financial position and statements of any parent organizations and any materially relevant subsidiary units, identifying any projects with negative cash flows, amount of developer's resource debt, any non -performing loans, and the amount of guarantees and/or contingent liabilities. If a development entity has been in business for more than ten (10) years, corporate financial statements will be accepted. 44 THIS DOCUMENT ORIGINAL a SEEN AT END OF T STITUTION TO ANAL CAN BE DOCUMENT City of Mimni, Florida Golf and Hotel Request for Proposals DRAFT 05/03/2005 MANAGEMENT TRANSITION SCHEDULE Respondent must provide a narrative accompanied by a graphic time line or schedule detailing how expeditiously a management team will be assembled and positioned to manage operations at the existing golf course facility. DEVELOPMENT SCHEDULE Respondent must provide a narrative accompanied by a graphic time line or schedule detailing all phases of the development including developer due diligence, planning and design, permitting, construction, and operations. The schedule must include an explanation of how the phasing of the project was determined and a projection of the project completion time required following the development team receiving control of the site. REQUIRED RFP RESPONSE FORMS RFP forms are included on the Exhibits CD-ROM and must be completed and placed in this section as appropriate. Declaration Development Team Questionnaire Partnership Statement Corporation Statement Primary Office Affidavit Minority/Women Business Affairs Registration Affidavit ATTACHMENTS Respondents may attach additional information as required. Tabs should be utilized as needed. 45 THIS DO UME T OR6GiNAL 'a` Ty . SEEN AT END OF T - ION TO NAL CAN SE OCUMENT IT, City of Miami, Florida Golf and Hotel Request for Proposals DRAFT 05/03/2005 Submittal Procedures and Deadline Submissions received in response to the RFP shall meet all requirements specified within the RFP. Submissions deficient in providing the required information shall be determined non -responsive by the City and shall be ineligible for further consideration. A complete proposal submission package shall be delivered to the City as follows: I . One (1) original, twenty-two (22) copies of bound proposals, one ( I) unbound proposal in an 8-1/2"x I I" format, one (1) electronic copy submitted on a CD-ROM, and one set of board -mounted illustrative drawings not to exceed 24" x 36. 2. Proposal submissions must be marked Unified Development Project Proposal for "GOLF COURSE AND HOTEL REDEVELOPMENT" and addressed to: Meredith J. Nation Department of Economic Development 3. Proposals must be received at: Office of the City Clerk City of Miami, City Hall (First Floor Counter) 3500 Pan American Drive Miami, Florida 33133 , 2005 by 2:00 PM The time deadline and proposal receipt location shall be strictly adhered to by the City. No proposals shall be received or accepted after 2:00 p.m., , 2005 or at any other City office location, other than the City Clerk's Office (First Floor Counter). 4. Proposal submissions must be accompanied by a refundable deposit in the form of a cashier's check, money order, letter of credit, or official bank check in the amount of $50,000 made payable to the City of Miami. 46 THIS DOCUMENT I :37% S Li STITUTION TO ORIGINAL ElkC.:KUP. ORGINAL CAN BE SEEN AT END OF THIS DOCUMENT Floririn Golf and Hotel Request for Proposals DRAFT 05/03i2005 Contact Information OFFICIAL LIST OF POTENTIAL RESPONDENTS Anyone bidding must appear on our official list of those who purchased a copy of the RFP. This ensures that all potential respondents are advised of any changes made, and receive all notices, addendums, advisories, etc. regarding the RFP during the bidding period. Upon submission of the $300 cashier's check, money order, or official bank check for purchase of the RFP document, the contact name provided by the check issuing entity will be placed on the official list of "registered" respondents. OPTIONAL PRE -PROPOSAL SUBMISSION CONFERENCE An optional "Pre -Proposal Submission Conference" and tour of the site shall be held al 10:00 AM, Tuesday, May 3`d . The location of the conference will be provided by mail to all registered respondents. Questions from potential developers may be addressed to City Staff at this meeting. Any questions answered at the meeting shall also be answered in writing. All written responses shall be made available to all potential respondents who register at this meeting or who purchased the RFP. "CONE OF SILENCE" Except for public hearings and scheduled presentations, contact with the City regarding this RFP or any aspect of a proposal by a respondent or any representative of a respondent shall be limited to written communications until such time that a successful development team is selected by the City Commission. All questions or requests for additional information must be asked and answered in writing by certified mail. The request must contain the RFP title, development entity name, contact person name, address, phone number, and fax number. The City will respond within 10 days. Any responses to such questions or requests that could potentially impact proposals shall be furnished to all respondents in the form of an addendum to this RFP. CITY MANAGER'S DESIGNEE FOR ADDITIONAL INFORMATION Meredith J. Nation Department of Economic Development City of Miami 444 SW 2nd Avenue, 3`d Floor Miami, FL 33130 Ilnatign!hcl Il nn,fll l,. akn" 305.400.5260 Description of the Miami Intermodal Center provided by Florida Department of Transportation. For more information visit www.micdot,com. 2 Description of the Waterford Corporate Park excerpted from the property website w‘N .v aterlultl,nbllucingnrn,Cum. Bunkers of Miami Mr. Robert Zabaro, 3575 S. LeJeune Road, Miami, FL, 33146-2221, (305) 669-7702, rzabaro@miamidade.gov S Traffic counts provided on the 2003 Florida Traffic information CD by the Florida Department of Transportation Statistics Office 6 Traffic counts provided on the 2003 Florida Traffic information CD by the Florida Department of Transportation Statistics Office 47 THIS DO B TITUTION T TO OR1 R!G NAL CAN BE [SEEN T END OF T DOCUMENT GOLF COURSE AND HOTEL DEVELOPMENT OPPORTUNITY CITY OF MIAMI, FLORIDA MAY 2 0 0 5 SUBSTITUTED Intro Letter May, 2005 Ladies and Gentle Thank you for your in est in the Golf and hotel Mixed Use Development Site. The site is comprised of approximately 135 acres City -owned property currently operating as a golf course. The City of Miami, through this offering, is s-. ing an integrated package of services from the private sector consisting of planning and design, construe ' +n, leasing, and management of the proposed development. Enclosed is the City of Miami Request for Proposals (RFP), which contains detailed information regarding the parcel of land avar ble for development, the uses the City is seeking, development considerations, submission require' ne „ and selection procedures pertinent to this project. Please carefully review all of the enclo -d documents. Proposals must comply with all submission requirements detailed in the RFP to be eligi. for consideration. All infonnation and materials submitted will be thoroughly analyzed and independentf verified. Proposals must present a definitive development program, completion schedule, financial plan, a management plan responding to all requirements of the RFP to form the basis for selection by the City. The City will conduct a Proposal Pre-S Conference at 10:00 a.m. on Tuesday , 2005. While attendance a:, the Pre -Submission Conference is optional, all prospective developers are invited and encouraged to atten. Information on the location of the conference will be provided by mail to registered respondents. Proposals are due no later than , 2005, by 2:00` m. and must be delivered to the City of Miami Clerk's Office. A list of respondents will be made pu•''c the following day. The successful proposal will be subject to the requirements of Miami City Charte ection 29-A and Section 29-B. It should be noted that in the event fewer than three (3) proposals are -ceived, any lease of the subject property shall be approved by a majority of the votes cast by the electoral t a public referendum. On behalf of the Mayor and Commissioners, 1 welcome responsive deve ment proposals and look forward to working with a development team to realize the full potential of this perty. Sincerely, Joe Arriola City Manager SUBSTITUTED Table of Contents CUTIVE SUMMARY.... ....... ............ ......... .......... ........ ...... ....... ......... ......... A DIVI 1 - THE OPPORTUNITY 2 THE OPP TUNITY............................................................................................1 UNIFIED DEV OPMENT PROJECT PROCESS GUIDELINES 2 THE SETTING Neighboring Destinations................. ............... ................. ....... ...... .................................. ........... .......... .... 6 INTERNATIONAL LINKS MI ': I 1 MELREESE GOLF COURSE 8 Facilities 8 3 THE SITE 10 Property Specifications 10 Existing Conditions 10 Transportation and Accessibility 14 Public -Private Projects in Development/Infrastructure600 15 Brownflelds Zone Incentives 16 DIVIDER 2 - PROJECT GOALS AND OBJECTIVES 18 PROJECT GOALS AND OBJECTIVES 19 Required Uses 19 Acceptable Uses 19 Unacceptable Uscs 19 Planning and Land Use Objectives 20 Urban Design Principles and Guidelines ....20 Required Project Components TERMS AND CONDITIONS OF OFFERING 25 Management Agreement 25 Clty's Commitment of Funds, Services25 Clty's Commitment of Pro ert STITU..TE...b Table of Contents Substantial Increase 26 rkct Value 26 For 'f Lease Payments, Escalation 26 Agrecme o Enter into Lease (Development Agreement) 26 Lease Agree m t 27 REGULATORY OCESS 30 Public Referendum Appr�' ,ai 30 Development of Regional Imp 30 Design Review 30 Special Permit 31 Building and Environmental Permits.. 31 DIVIDER 3 - REVIEW AND SELECTIO ROCESS........................................32 REVIEW AND SELECTION PROCESS...,..,..: 33 Administrative Review 33 Certified Public Accountants 34 Minority and Women Business Affairs Policy Review. 34 Review Committee 34 Evaluation Criteria ...................... 35 City Manager 36 City Commission ......,.,, 36 Anticipated Selection Schedule SUBMITTAL REQUIREMENTS Required Proposal Format 38 Required Proposal Content 39 Submittal Procedures and Deadline 47 Contact Information 48 SUBSTITUTED Table of Contents APPENDICES LOCA 1BD ON CD-ROM PROVIDED WITH COMPLETE PACKAGE anagement Agreement C o Miami Required RFP Submission Forms Pro Survey, Prepared by Company, Date Neigh ring Project Renderings • apeland Heights Park ▪ mi Intermodal Center Urban Deve mertt Review Board General Design Criteria Environmen a ite Assessment Report Correspondence DERM Airport Zoning Ar Map Miami International Airport Aircraft Arrival/Departure District Construction DQCUIn. te frorn 1995 Renovation of Golf Course USGA Green Section fAdvisory Service Report, June 14, 2000 City Zoning Codes • PR - Parks and Re -ation • C-1 - Liberal Com City Charter and Code Selecti • Charter Section 29-A ▪ Charter Section 29-B - Un • Code Section 2-778 - Minori • Code Section 18-136 et. Seq. Miami -Dade County Ordinances • Ordinance 98-106 - Cone of Silenc • Ordinance 99-1 - Cone of Silence • Airport Zoning State of Florida Sunshine Law Disclosures and Disclaimers Please note exhibits and appendices are and shall not be relied upon Development Projects Development Projects and Women Business Affairs - inority and Women Business Affairs uded for informational purposes only ut further investigation. SUBSTITUTED EX UTIVE SUMMARY Developt n • pportunity Location Propose, plan, design, develop, construct, lease and manage a signature golf course and hotel project. Approximately 135 acres in the Flagami section of Miarni, immediately adjacent to the Miami International Airport. Required Use Golf Course and related facilities; Ilotel and related facilities. Required Management AgreesManagement of existing facility required upon selection of developer, beginning during lease negotiations. Acceptable Additional Uses Density City's Financial Requirements Maximum Lease Term Developer Selection Process 'low to Obtain RFP & Register Initial Deposit Required Optional Pre -Submittal Conference & Site Visit Proposal Due Date and Location Additional Deposit Required To Register and For Further Information Contact Entertainment Destinations, Educational and/or Cultural, Convention and/or Conference, Retail, Restaurants, Recreation, Hotel Timeshares, Ancillary and Support Facilities. Approximately 87% of land zoned PR; remainder zoned C-1 with FAR of 1.72. Proposals shall include lease payments in the forrn of minimum annual ttaranteed rent plus a percentage of gross revenues. initial term and two 10-year renewal terms, with developer Bible for all leasing, maintenance and management of the project. One de oper shall be selected for exclusive lease negotiations following a review p as set forth in the Miami City Charter, Only those register can participate. For registration as an official respondent and receive a complete RFP package submit a non- refundable fee of 0 in the form of a cashier's check, money order, or official bank check p s contact information by mail to the address listed below. An earnest money deposit $50,000, payable to the City of Miami, in the fon-n of a cashier's chec , oney order, letter of credit, or official bank check, is required to accot y the submittal of proposals and is fully refundable to developers not s. cted. , 2005 10:00 AM (EST) Details to be provided by mail to registersregistere esponderits. , 2005, 2:00 PM (EST) Miami City Hall, City Clerk's Office First Floor Counter 3500 Pan American Drive Miami, FL 33133 Additional $50,000 non-refundable deposit required developer. selected for exclusive negotiations. Meredith J. Nation Department of Economic Development City of Miami Riverside Center, 3'd Floor 444 SW 2"d Avenue Miami, FL 33130 mjnationger.miarni.ti.us 305.400.5260 Fax SUBSTITUTED Florida Go/land liowi &qua, .fiw /'vpoxth DRAFT 04/08/2003 AERIAL PIIOTO OF MELREESE GOLF COURSE TO BE INSERTED THIS PAGE INTENTIONALLY LEFT BLANK SUBSTITUTED City of Miami, Florida Golfand cyues(firr Proposals DRAFT 04108/2005 VIDER 1- THE OPPORTUNITY SUBSTITUTED Cily of Miami. h'larida E OPPORTUNITY This develo nation's b as a public term lease o of a superior go sought including: p u e Golf and hole guar for Proposals DWI PT 04/08/2005 for Proposals ("RFP") is an invitation from the City of Miami to qualified private real estate eate a premier mixed -use project adjacent to the Miami international Airport, one of the international air terminals. The approximately 135 acre property is currently being utilized ourse. The City intends to lease the property for development and operation under a long - years with the option to renew for two, ten-year terms. To accomplish the development cility and hotel complex, an integrated package of services from the private sector is ning and design, construction, leasing, and management. The approved uses fo and/or cultural facilities, restaurants, recreation, h course and hotel facilities timeshare estate, subject to the less than the tertn of the primary timeshares are limited to the hotel e property, in any combination, include entertainment destination, educational course and golf facilities, convention and/or conference facilities, hotel, retail, eshares and ancillary office, parking and other support facilities. A golf equlrcd uses. hotel timeshares may either be a timeshare license or timeshare estate being limited to a subleasehold for a period of time e to be entered into between the City and the selected proposer. I lotel n• hall not be coupled with guaranteed rights to the golf course. el Given the property's proximity to the Mi train, auto and bus travel options, optimal u success of the development. Of key impo between the various potential commercial uses beauty and recreational value of the existing go project as a destination with outstanding characteri tourism facilities serving greater Miami's residents an International Airport and access to existing and planned rail, zation of the area's transportation resources is essential to the ce to the project will be its ability to achieve a balance this well located property and maintaining the natural course. The City of Miami envisions the completed will enhance the commercial, recreational, and ors. SUBSTITUTED City of Miwnir Horhla Go! «nd 1100 Herpes( jOr Proposals DRAFT 04108/2005 UNI ED DEVELOPMENT PROJECT PROCESS GUIDELINES This Reques Proposals offering is being conducted as a Unified Development Project. The Unified Development P eet (UDP) process is a procedure by which the City of Miami may convey an interest in real property to .rivate sector for the development of Unprovements, which requires the private sector entity to provide combination of these services: planning and design, construction, leasing and management. Such p are deterrnined, by action of the Miami City Commission, to be Unified Development Projects. Lion 29-A and 29-B of the City Charter provides legal guidelines for the UDP process. UDP City Charterctions are included on the CD-ROM, The UDP process and all other b. iness onducted with the City of Miami is subject to Section 18-74 of the City Code of Ordinances, which c be found on the CD-ROM. The "Cone of Silence" ordinance mandates that except for at public hearings an' cheduled presentations, contact with the City regarding this RFP or any aspect of a proposal by a respond or any representative of a respondent shall be limited to written communications until such time that a v loper is recommended by the City Manager to the City Coinmission. All questions or requests for additional informa n must be asked and answered in writing via certified mail. These answers will be provided in the form ddenda to this RFP. Any responses to such questions or requests shall be furnished via certified mail to a egistered RFP recipients within 10 days following receipt of the requesting letter and will also be kept on nt the office of the City Clerk. Respondents who purchase an official copy of the RFP and submit the $ 00 will be considered "registered" to participate in the UDP process and receive addenda. All business conducted with government agencies within the state Florida, including the City of Miami, is subject to the Government in the Sunshine Law, Chapter 286 of the orida Statutes, commonly referred to as the "Sunshine Law". The Sunshine Law is included on the CD-RO Throughout this document ihe terms "developer", "development t interchangeably to refer both to the entities submitting proposals in response selected to partner with the City to complete the proposed developinent. and "proposer" are used this RFP and to the entities SUBSTITUTED 2 C'iiy u/'Mumi, Floridu Go? J uod Hotel Hermes! URdfFT 04/08/2003 THE SETTING SU BSTITUTED 3 Ciiy of Miami, Florida Wand Howl Reguesl for Pro x;saIa /)RAFT 04/O8/2005 REGIONAL (SOUTH FLORIDA) MAP TO BE INSERTED Map sh+ d depict as much of Palm Beach to the Keys as possible with a marking for the airports, Port of Miami, M i and existing Golf Course. SU : STITUTED 4 Ciry of Miami, Florida Golf and Hotel Request for Proposals DRAFT 04/08/2005 NEIGHBORING DESTINATIONS MAP TO BE INSERTED hould depict Miami international Airport area and highlight Intermodal Center, Expressway System and , .ximity to Port, Downtown and The Miami River. SUBSTITUTED Cirp a/'Miami, Florida Golf and I-lolel Regue+vJdr Proposals DRAFT O4/08/2005 eighboring Destinations G' ' E D , 1GHTS PA The goof the Deparnnent of Parks and Recreation is to serve all of the residents of the City of Miami by providin_ .fe, clean, and wholesome recreational, educational and cultural activities in order to promote a sense of co nunity. In November 2001, the citizens of Miami voted to support a $255 million bond issuance focu + on enhancing security, improving parks, and providing neighborhood improvements throughout the Grapeland Heights Park is a prime example of how these bond dollars are being spent. The 19 acre park i heduled for redevelopment from a traditional recreational facility to include a water theme park and other ^.roved amenities. Conceptual designs envisi+ approximately 5 acres of water related uses including two water slides, a splash park, a "lazy river" a interactive play areas. The balance of the park will offer four Babe -Ruth regulation baseball/softball fief+. spectator seating, backstops, a vita -course, open shelters, picnic areas, a community building, a concessio <rea and a banquet facility designed for neighborhood family parties. Approximately 500 parking spaces a .•fanned. The projected annual attendance for the water park alone is 150,000 visitors at a minimum. Final designs for this approximately $12,0000 public facility will be completed by the end of 2005 and will be made available on request. Construe tt•' is expected to begin in early 2006 and conclude in 15 months. The conceptual plans for the redevelop t of Grapeland Heights Park are included on the CD- ROM. MIAMI INTERNATIONAL AIRPORT Miami International Airport is one of the busiest airports in the Id for both passengers and cargo traffic. Total passenger traffic reached 29.6 million in 2003, including l3.' illion international passengers. More than 90 airlines serve Miami International Airport, flying passengers more than 200 destinations on five continents. MIAMI INTERMODAL CENTER The Miami lntertnodal Center (MIC) will be similar in function to New York City rand Central Station and other multimodal facilities found in major cities around the world. Spons'i d by the Florida Department of Transportation, it will offer access to all forms of ground transportat. ; available in the Southeast Florida Region. The MIC will provide safe and efficient transfers for user` •f various rail systems, buses, taxis, privately owned automobiles, bicycles and pedestrians. The project wit developed in phases with the first phase scheduled for completion within the next five years. The entire ogram is scheduled for completion within the next fifteen to twenty years) Additional information pe ing to roadway improvements related to the MIC can be found in the Public -Private Projects in Devel•` ent section of this RFP. WATERFORD CORPORATE PARK AT BLUE LAGOON The Blue Lagoon area is home to numerous regional and international headquarters of major national and multi -national corporations. The Waterford is a 250-acre master -planned corporate park with two million square feet of office space. The park has been a magnet for multi -national companies doing business in Latin America due to its excellent location and ability to draw from Miami's multi-lingual workforce. The names on the directories of the Waterford's buildings span a range of industries from technology, communications and entertainment, to healthcare, tourism and travel. Waterford at Blue Lagoon is home to more than 200 companies. An abbreviated listing includes: Burger King, Federal Express, Sony, Hewlett Packard, Canon, Caterpillar Americas, The Discovery Channel and many others. 2 SUBSITUTED City iumi Flaridu Golf and Hotel Reyuesl fin- Pruposols DRAFT f14/0/2 05 EXISTING USES/CONDITIONS SITE PLAN TO BE INCLUDED Conditions to include . If course amenities, ideally something currently being used by Operator Directional Arrows & IIi; ways should be included for reference fI'UTED City oJ' Miarni, Florida Golf and Note! Request, fnr J'roposals TERNATIONAL LINKS MIAMI / MELREESE GOLF COURSE 3 DRAFT 04108/2005 In Tonal Links Miami, Melreese Golf Course was conceived to be a full service facility with a challen_ ,: golf course, a comprehensive learning center and practice driving range and a modern facility clubhouse . serve the local community, as well as regional visitors, tourists, intemational business travelers, to 'aments and corporate events, The facility has been nationally recognized as an 18-hole championship p +Iic golf course which is equal to any private or resort golf course in the area. The course was orig Ily built in the 1960's as the LeJeune Golf Course. The course was renamed in 1973 for former city manag and golf enthusiast Melvin Reese. In 1996-1997 the course was redesigned by Charles Mahannah and u +erwent a $3.5 million renovation, A modern multifaceted Clubhouse facility was designed but never buil' the site. Facilities COURSE DESIGN The course was designed with five sets of to to provide a champion level course appropriate for challenging activities such as tournaments while o allowing young players, seniors and beginners to enjoy a round of golf at the executive tees. The course fern players of all skill levels to keep up with their group and follow the general flow of the course. The architectural features of the new course include five (5 (9) waste bunkers and a strategically placed cypress wetland. the course and large, unique, contoured greens average 6,500 elevated. The greens are planted with Tiff -Dwarf Bermuda grass in the area. The course is a par 7I with the championship course being 6,613 yards and forward tees being 5,584 yards. The course has an drainage system that rapidly removes excessive rainwater and meets After heavy rains the course is playable while most courses in the area are clos PRACTICE RANGE AREA one hundred (100) sand bunkers, nine northern style fairways predominate are feet each. Greens and tees are considered one of the best greens 3 years; the middle course being d irrigation system and a he t environmental standards. 1 The course has an extensive learning area and practice range which consists of several .-e areas at both ends of the range, practice sand bunkers, two large full-size practice putting greens, multip arget greens on the practice range and areas reserved for a future teaching center. Currently the practice fa c is being used by a teaching staff, eight (8) local high schools, five (5) local colleges and universities a several programs for inner -City and minority youth. The facility is also utilized by several national go l hool programs in conjunction with corporate outings. SU BSTITUTED City of Miami, Florida Giliund Hotel Reyrrerlfor!'raposals ORA F7' 04/08/2005 ALL MAP OF SITE PLAN TO BE INSERTED Depicting FP offered area with Zoning information and Airport Zones. SU STITUTED City it/Miami, I.7oridu Go? f'turd !later Kcquest Jirr Proposuls DIM FT 09/O8/2005 THE SITE rty Specifications PARCE The property wa 'ssembled from a section of the LeJeune Garden Estates residential neighborhood and the adjacent property the north. Several roadways were permanently closed in order to develop the golf course; however the ere not vacated. The selected proposer will be required to plat the property and vacate the roadways prio _o development. The City will assist in this process. BOUNDARIES The property is located at 1802 N. the west by N.W. 42n1 Avenue (also k primary access roadway to the Miami lnte 14'h Street and Grapeland Heights Park, a p the east by N.W. 371h Avenue and to the no the east is a stabilized residential neighborhood Avenue (also known as Douglas Road). The property is bound on as LeJeune Road) which is a major north -south road and a nal Airport. To the south, the property is bordered by N.W, tnunicipal recreation facility. The property is bound on he Tamiami Canal. Situated directly across the street to ctive community participation. The parcel described above, comprises the property be redevelopment under a long tern lease and developmen be found on the Exhibits CD-ROM, Existing Conditions offered to the successful development team for a„ etnent and is depicted in the survey which can The property and its improvements are offered "as is, where is" by the Cit or development and long-term management. Existing improvements and facilities located on the property ar 'at required to be retained as part of the proposed redevelopment of the site. Further discussion of the City's mitnent of property can be found in the Terns and Conditions of Offering section of this RFP. UTILITIES The property is not connected to the local water and sewer system operated by the Miami ti. +e County ("County") Water and Sewer Department. The County owns and operates an 8" water main locate • N.W. 37th Avenue (Douglas Road) and N.W. 171h Street. The County also owns and operates a gravi main abutting the parcel. The County will provide an adequate domestic water supply for the project and will receive and dispose of sanitary sewage from the project after the successful negotiation of a tri-party agreement with the City of Miami and the selected developer. The County has developed a schedule of fees for the connection of such utilities based on the average daily gallons per day to be consumed by the various building unit types. All connection fees shall be the sole financial responsibility of the developer. The design, construction and installation of all necessary water and sewer facilities is the responsibility of the developer and trust meet the County requirements and is subject to their approval. The City will assist in this process by providing the necessary facilities easements and other services as lawfully appropriate. For additional information please contact Mr. Roberto Zabaro, New Business Manager, Utilities Development Division at the Miaini Dade County Water and Sewer Department directly,4 Existing utilities may be relocated at the expense of the successful developer. TED City if Miami, Floridu Gotland ;Joie? Raines' fir Proixaals DRAFT 04/0/2005 ONMENTAL CONDITIONS In Feb 2004 an environmental site assessment of a small area within the property was commissioned by the of Miami and conducted by URS Corporation, The Miatni-Dade County Department of Environme Resources Management ("DERM") cited the property for the presence of petroleum hydrocarbon c tituents in the septic tank of the maintenance area, an approximately 2l 0 square foot area. URS installed a ampled two shallow soil borings and one shallow monitoring well in the vicinity of the septic tank draini. Groundwater analytical results did not indicate the presence of any petroleum contaminants in ex the groundwater cleanup target levels as defined in 62-777, FAC for the parameters analyzed. U recornrnended no further sampling of soil or groundwater and DERM concurred. A copy of the envirorunent site assessment report and the most recent correspondence from DERM is included on the Appendices -ROM. The City is leasing the property "as is, where is" without any representation regarding the en onmental condition of the site, The selected developer will have an opportunity to inspect the property taking possession of the property. During the "due diligence" period, developer shall be required to conduct environmental site assessments, including sampling and test of the soils, sediments and possibly the groundwater. The developer shall be responsible for the remo or remediation of hazardous materials that are required by law to be removed or remediated for the projec y. Requirements for removal and remediation, if any, will depend on the construction plans proposed. he City expects the successful proposer to pay the first $250,000 in remediation costs if deemed necessa In the event that the cost of remediation exceeds $250,000, the successful proposer will be give an appropriate duration of time following the environmental assessment is complete to withdraw fro he UDP process without penalty. If the propsoer does not withdraw during the opt -out period, the City a etennine that it is advantageous to participate directly in the cost of any required removal of hazardous ma. als beyond $250,000, if deemed necessary. Cily of Miami, !Florida Golf and !Hotel Request (or Proposals DRAFT 04/0S/2U11S Insert Zoning Map of Melreese Golf Course UTED 12 city af Miami, Florida Golf anti Ifritel Retinas,/or l'ropasals DRAFT 04/08/2005 ZONING 1 ant to the City of Miami Zoning Ordinance 11000 as amended, the property has two zoning desig ons. Approximately 87% of the land is zoned PR, Parks and Recreation, while the remainder is zoned C- Restricted Commercial. A Major Use Special Permit (MUSP) will be required for the project. FAR— 1.72. Density — Maxim of 300 hotel units per acre. Height — 100, refer ort zoning below. Parking — Must be prov d on site. Prospective proposals wills ure that the development complies with all applicable zoning laws and conforms to the more restrictive s allowed by this RFP as described below: Allowable Uses Zoning "PR" Parks & Recreation "Cl" Commercial Ancillary and Support Facilities such as Offices id Parking X X Art Galleries, Museums X X Educational and/or Cultural Facilities X X Entertainment/Entertainment Destinations X X Golf Course, Playgrounds, Playfields, Parks Beaches X X Hotel (including Convention andior Conference Facilities) X Neighborhood Centers, Auditoriums, Libraries X X Privately Owned and/or Operated Recreation Buildings and Facilities X X Restaurants 'LP X Retail (including sale of equipment and accessories for boats) X Hotel Timeshares X For details of applicable requirements of the C-I or PR zoning districts refer to the Ap. dices CD-ROM. A more detailed description of the MUSP can be found in the Regulatory Process section o is RFP. ZONING MODIFICATION The location of the C-1 zoning is currently along N.W. 14111 Street, the southern boundary of the si not intended that the hotel or other commercial uses should be Hulked to this area, The City anticipa relocating ten (10) acres of the C-1 area to another portion of the property currently zoned PR. Such "zoning swap" requires submitting a request for a small scale amendment to the City's Comprehensive Plan from the State of Florida Department of Community Affairs, FLOOD ZONE A preliminary review of the parcel shows most of the land Flood Zoned "AE-8". All structures constructed at the site must conform to the "AE" Flood Zone requirements set forth by the City of Miami Code and the Federal Emergency Management Administration, An excerpt from a Flood Zone Map can be found on the Exhibits CD-ROM. TED 13 City of Miami, Florida Golf ancl Hotel Requesr Proposal's DRAFT 04/ak/2005 AIR RT ZONE Due to th- ximity to the Miami International Airport, this parcel has been designated by the Miami Dade Aviat Department as lying in the "Outer Safety Zone" and the "Outer District", designations which carry s cific height and use restrictions. New residential or educational construction in the Outer District mustorporate noise reduction building methods, Education facilities and places of public assembly (define4 s more than 1000 persons) are not permitted to be constructed in the Outer Safety Zone. Both zones have a ximum height limitation of I 00'. A map depicting the location of the zones and a copy of the relevant ning codes can be found on the CD-ROM. It should be noted that hotel and hotel timeshares units are ns considered "residential" and do not require noise reducing building methods; however, these methods i be beneficial for the added comfort of guests. VEGETATION The predominate tree types on th golf course are Ficus, Royal Poinciana, Palins (Royal, Malasiona, Jamaican), Oaks and Black Olives. ny trees were lost in Hurricane Andrew in 1992 and the golf course would benefit from additional tree plan gs. There are concerns regarding tree removal from the site, Prior to any permits being issued for redevelopwork an inventory of the plant materials will be required and a statement regarding any anticipated reino is. Transportation and Accessibility The site has unparalleled vehicular access. The ina to the golf course property is from NW 37'1' Avenue, Douglas Road, State Road 836 (SR-836) t West Expressway, also known as the Dolphin Expressway is hrunediately to the south of the prope ith a westbound exit at Douglas Road, SR-836 connects the Florida Turnpike (West Miaini Dade) to Miat each (East Miami Dade), passing the Miami International Airport and making connections with lntersta 95 near downtown Miami. SR-836 is a toll road operated and maintained by the Miami -Dade Expres ay Authority, a state -sanctioned, locally administered, public agency responsible for the operation n n aintenance of five major expressway facilities in Miami -Dade County. The current 2-axle vehicle to is $1.00 eastbound. There is no toll traveling westbound, The average daily traffic volume on SR-836 bound near LeJeune Road is 139,000 vehicles per day,5 LeJeune Road, also known as both N,W. 421"1 Avenue and State Road 9 (SR-953), borders the property to the west and is a major roadway running north south throughout the cou connecting U.S. Highway 1 to State Road27 (SR-27), also known as Okeechobee Road, LeJeune Road naintained by the Florida Department of Transportation and is the subject of considerable construction ac ity in connection with the planned Miami Intermodal Center (MIC). Underground utility upgrades an roadway widening are currently taking place immediately surrounding the Miami International Airport . The main entrance to MIA is located on LeJeune Road less than a mile from the property. The average y traffic volume on LeJeune Road at N.W. 14'1' Street is 76,500.6 SU 14 Cu), q/'Miami, Florida Golf and lintel Request,Proposals DRAFT 09/08/2005 Pub -Private Projects in Development/Infrastructure The surrou sing area has been the recipient of a significant amount of development capital, both public and private. The ity of Miami and other agencies have invested significant funds in recent years to improve the infrastructu in the surrounding neighborhoods. One highly notable project is the SR-953-LeJeune Road Corridor .'ects managed by the Florida Department of Transportation. In February 2005 construction began . the last phase of the Miami lntermodal Center (MIC) Roadways Program. Work is scheduled to last app imately three (3) years and cost an estimated $72 million. The work program is designed to provide dire access roads linking SR-836, the rental car facility, the Central Station and the Miami International Airpo MIA). In addition, these projects will improve traffic operations on LeJeune Road resulting in reduced tr: to congestion in one of the area's busiest corridors. The scope of work for this important project is as fol LeJeune Road Southbound Collcc Distributor: The Collector Distributor Road will provide for three - lane one-way frontage traffic connect r existing MIA traffic with SR-836 westbound and LeJeune Road southbound. This roadway will include t connection from NW 12'h Street to SR-836 on the south end and NW 18'h Street to MIA on the north end. LeJeune Road Northbound Collector Distri r or: The project consists of the realignment of LeJeune Road from SR-836 to NW 21°' Street and constru« <on of an urban arterial section with six lanes (three in each direction). It will also include the constructio ,of a two lane one-way Collector Distribution road located just east of the relocated section of LeJeune R MIC/MIA Interchange: This project consists of a total re c• •struction of the interchange between NW 21'' Street (main exit to MIA) and LeJeune Road. Its limits on Le ne Road are from south of Tamiami Canal to NW 30th Street, from east of the bridges over the railroadks to west of NW 39`h Avenue. This project includes the replacement of eight bridges. Automatic People Mover (APM) Foundations: This project co' 'sts of the construction of the foundations for the APM which will be built by MIA for the future car etion of the MIC/MIA Mover which will connect MIA to the MIC. LeJeune 16" Watermain: This project consists of the installation of a 16" wate .rain along LeJeune Road from NW 11'h Street to NW 25'h Street which will tie into the new watermain in Le ne Road. For additional information about the overall MIC program, visit the community a mess website at www.micdot,cpm. If you have any questions regarding the scope of work listed above, , ase contact the CE1 Senior Project Engineer, Mr. Gus Quesada, P.E. at (305) 883-7677 or esa a:bam ni.coi t. You may also contact the MIC Senior Community Awareness Program Coordinator, Ms, Liz Fema z at (305) 870-7888 or Ifernandez(ac3ts,com. Project renderings and a video have been provided on the CD-ROM. SUTED ry: ., I5 City o Miami, Florida Go/land Hotel Request fOr Proposals DRA 1:1' 04/08/2f)05 ownfields Zone Incentives B' :wnfields are sites that are generally abandoned, idled, or under -used industrial and commercial pro.ies, where expansion or redevelopment is complicated by actual or perceived environmental contai ation. Various incentives are offered through different organizations for areas designated as Brown i• •s Redevelopment Areas ("BRA"), Some incentives are listed below. The Property is proposed for design in as a Brownfields Zone shortly and should be eligible for incentives. • Chapter 62-788, FIo sa Administrative Code, was enacted to encourage re -use of Brownfields Sites by allowing a tax credit the amount of 35% for voluntary clean-up costs, which are integral to site rehabilitation, not to d $250,000 per calendar year. An additional I0% tax credit, not to exceed $50,000, can be claimed in 'e final year of clean-up when a Site Rehabilitation Completion Order is issued by the Florida Department o v mental Protection. TAX CREDIT R VOLUNTARY CLEAN UP COSTS SALES TAX EXEMPTION Sales taxes paid on building materia housing project or mixed -use project, Department of Revenue. UILDING MATERIALS urchased on or after July 1, 2000, used in the construction of a d in a BRA, are eligible for refund, as administered by the State BROWNFIELDS REDEVELOPMENT JOB ONUS REFUND Pre -approved applicants receive tax refunds of up Applications are administered by Enterprise Florida, and Economic Development (OTTED), per Chapter 288. 2,500 per new job created in a designated BRA, , and evaluated by the Office of Tourism, Trade Florida Administrative Code, LIABILITY PR TE TION FOJ LENDERS AND DEV OPERS Chapter 376.82(2), Florida Statutes, provides liability protect o or any person, including his or her successors and assigns, who executes and implements to succe ul completion a Brownfield Site Rehabilitation Agreement (BSRA). Additionally, lenders in connectio ith a loan are entitled to similar 1 iability protection. R1SK-BASED PRINCIPLES APPLIED TO CLEAN-UP CRITERIA Chapter 62-785, Florida Administrative Code, authorizes the use of Risk -Based C principals to be applied to the clean-up of designated Brownfields Sites, which allo effective solutions to be considered during the redevelopment. FLORIDA BROWNFIELDS AREA LOAN GUARANTEE PROGRAM Enacted to increase loan opportunities for borrowers in BRA's, which might not be attractive out such guarantees, by decreasing lender risks associated with these loans. Loan applications are revi ed and approved by the Brownfields Area Loan Guarantee Council (established by Chapter 98-75(10) L.O. ive Action (RBCA) ide-range ofcost- BROWNFIELDS PROPERTY OWNERSHIP CLEARANCE ASSISTANCE TRUST FUND Provides low -interest loans for the purchase of outstanding, unresolved contractor liens, tax certificates, or other liens or claims at a qualified Brownfields Site. Loans will be administered by the Office of Tourisin, Trade and Economic Development (OTTED), per Section 376,875, Florida Statutes. City ;f A4inrei, (/oridu Gotland Hotel Request fin- Proposals t)RAVT 04/08/2005 Considerable regulations and restrictions apply to these incentives. For additional information on these incentives, please discuss with a qualified accountant. lorickr Golf and Hotel Repo! Jbr Prupruolx ORAEl' 04/(8/2005 DI ER 2 - PROJECT GOALS AND OBJECTIVES SU TITUTED 18 City qf Miami, Floritki Golf and Hotel Request jOr Proposals DRAFT 04/08/2005 0 ECT GOALS AND OBJECTIVES The 's development goals and objectives for the site are to achieve a unique mix of uses, a significant and sust. able financial return to the City, and a landmark design. The City has carefully formulated the following e tives for this public -private partnership: Required Us An 18-bole property. s part of any development program for the Notwithstanding the above, 300+ room hotel and its related amenities may be offered off -site subject to the respondent providing a c. .etiuve return to the City including a percentage of gross revenues for offsite facilities. The gofcour menities including, but not limited to, pro shop, clubhouse and golf cart rental, must continue to be offered ough on -site facilities. One or all of the acceptable uses hst. below may be accommodated within a respondent's proposed development program, so long as the vi e is achieved in a well-balanced plan. Acceptable Uses The acceptable uses for the proposed developrnent a Acceptable Uses Zonin Parks & Recreation Commercial Ancillary and Support Facilities such as offices and parking X X Art galleries, museums X X Educational and/or Cultural Facilities X X Entertainment/Entertainment Destination X X 1 lotel X Neighborhood centers, auditoriums, libraries X X Playgrounds, playfields, parks, beaches X Privately owned and/or operated recreation buildings and facilities X Restaurants X X Retail (including sale of equipment and accessories for boats) X X Hotel Timeshares X Unacceptable Uses Private clubs and residential uses shall not be considered acceptable in PR or C-1. Hotel timesha excess of 20% of the total rooin key count will not be permitted. SU UTED f, Florida Golf and Hotel Request for Proposals DRAFT 04/08/2005 Plan n and Land Use Objectives To develop To design a mixe To form a compatib residential areas and To enhance the ov financial return. To develop an array of uses tha population and further develop e hotel and an upgrade of the existing golf course including new facilities, development that is worthy of the property's setting and geographical location. k to Grapeland Heights Park, the Miami International Airport, the neighboring h . est of South Florida. benefit derived from the property in terms of use, visibility, access, and pu 1 attract increasing and varied segments of the local, regional and visitor e t = ernational destination appeal of Miami, Urban Design Principles and Gutd GENERAL • Public access shall be paramount. • Safe pedestrian connections between the golf cou • The architecture and landscape architecture shall ac and contribute to the pedestrian, civic life of the proje nes USAGE d hotel must be assured. owledge the tropical climate of the region The golf course must be an 18-hole championship course with addit al amenities including at a minimum a clubhouse, pro shop, golf cart rental, lockers and restrooms =: d casual dining facility. Provision of a golf course that provides a flexible routing plan allowing sh er plays with various holes leading back to the clubhouse is desirable. The hotel must provide accommodations for leisure and business travels ith additional amenities including at a minimum a business center, meeting and dining faciliti Private clubs will not be permitted. Golf memberships are permitted if available to general public. Provide an area for corporate and fund raising outings including a covered event area service facilities. Provide sufficient parking for all amenities. 20 City of Miami, Florida Golf and Hotel Request.fur Proposals DRAFT O4/08/2003 VIE ide optimum views of the golf course from the hotel and clubhouse dining area. Pro * e viewing areas for airport take off and landing spectators, if feasible. Empha • e views of open spaces, plazas and passive parks. Consider . otel roof top restaurant with views of the golf course and airport. ACCESS • Provide the maximum •ublic access feasible. ■ Minimize pedestrian/veh tar conflict points. • Interior and perimeter wal shall be a minimum of 10 feet in width. • Creative use of roadway lighti and distinctive exterior building lighting is encouraged. ■ Pedestrian scale decorative ligh +g, low level path and landscape accent lighting shall be incorporated into the development. • All utility infrastructures shall be place• derground or within chases below grade. OPEN SPACES ■ Provide a continuous variety of public open spaces. • Open spaces shall acknowledge the tropical climate of region by providing significant shade through the use of substantial shade trees and specimen pa ` varieties. ARCHITECTURE ■ Buildings shall acknowledge the tropical climate of the region. ■ Building intensity, massing and articulation shall respond to human scale : d the pedestrian realm. ■ Building facades shall be varied and articulated to provide visual interest to ..+estrians. In no case shall the facade of a building consist of a blank wall. • Primary ground floor commercial building entrances are strongly encouraged to fa, the golf course, parks, plazas, open spaces, and pedestrian walkways, not parking lots. ■ Secondary entries from interior walkways are also encouraged. TED 21 Cby of Miami, Florida Golf and Hotel Request for Proposals DRAFT 04/08/2005 Park shad not be allowed along the golf course. Parking etures shall be designed in such a way as to conceal cars from public view. It is sugges . that parking structures allow for retail/commercial or other active uses on the ground floor fac active pedestrian areas. LANDSCAPE Streets and walkways shall be an closely spaced specimen palms, Landscape shall be designed to comp ' en t the architecture, to emphasize elements such as entrances, plazas, and open spaces, to fro :- views, and to visually screen parking, service and utility areas. Provide a varied palette of tropical and Florida 5 e plant materials that reflect the landscape of the region. ontrnuous canopy of shade trees, flowering trees, or SIGNAGE Signage shall be designed to meet compatibility, uniformity and si tandards that do not compete with the architecture of the development. 22 Ciry of Miami, Florida uired Project Components The . 'ty has established a number of program requirements that must be included in any proposed develo• gent project. All requirements are to be constructed at the developer's sole expense; however, the City may sist the selected developer in pursuing grant funding, low interest rate loans, or other additional funds or se 'ces that may be available for the project at no cost to the City. Golf and Hole! Request for Proposals DRAFT 04/08/2005 GOLF OUR A public golf course golfers is required and regulation 18-hole cours with a variety of par three, available to all members o among juniors, seniors and fan possible economic impact in the HOTEL A first class 4-star internationally recognized hotel with a minima •f 300 guestrooms and suites, rentable meeting facilities, a multi -purpose restaurant, a business center an fitness center are required. A full service spa and other facilities for national and international travelers desired and should be designed commensurate with industry standards for a 4-star meeting/convention ho . facility. h a pro -shop, clubhouse, casual dining, golf cart rental, and other amenities for ust be designed with specifications consistent with industry standards for a e overall course should be at least 6,500 yards in length and at least par 71 our and par five holes. It is important that programs for golf instruction be ublic and at varied pricing levels to encourage the growth of the sport The mix of golf -related uses shall be designed to provide the greatest nity. Specific golf related objectives include: To develop the highest quali designed, following the highe attract local, regional and touris and community events. ities appropriate for the type of usage for the course as tandards for amateur and tournament golfers, that shall ests to the facility for recreation, lessons, tournaments Utilize the available property to maxim : h To develop facilities and activities that shal Grapeland Heights Park to connect the variou namic potential of the site. plement those of the hotel, as well as the adjacent ects and experiences. To develop the highest quality hotel facility, following the distinctive convention hotel facilities that shall attract national business travelers. t industry standards for ntemational leisure and Utilize the available property to maximize the economic potential of the site. To develop facilities and activities that shall complement those of the golf cos as well as the adjacent Grapeland Heights Park to connect the various projects and experiences. SHARED FACILITIES Amenities may be shared by the hotel and golf course as deemed appropriate by the developer. Sh d facilities are encouraged when they enable a more efficient site plan, cost savings, increased public ace or other project efficiency. TED 23 'lly at Miami, Florida ART PUBLIC P ACES Golf and i1ot1 Regaest.for Proposals 04/0H/2005 Respondent' e required to incorporate public art projects within the development that shall create enjoyable an peBing public spaces for people visiting and living in the Greater Miami area. The amount of footage of the gros professional artist, an projects to consider inc principles, including but carvings, frescoes, mobiles, strnent in public art shall be $0.35 per square foot based on the amount of square oor area dedicated to commercial uses, Artwork shall be unique, produced by a ily accessible to the public for at least 40 hours each week. Examples of art e tangible creations by artists exhibiting the highest quality of skill and aesthetic limited to paintings, sculptures, glass works, statues, bas reliefs, engravings, als, mosaics, fiber works, photographs, and drawings. Building features and enhanc enhancements such as fountains elements are uniquely designed by p such as gates, benches and monuments, as well as landscape art kways, shall be considered toward this requirement so long as the ssional artists. 24 City of Miami, !Florida Golfand llalcd Request for Proposals DRAFT 04/08/2U0 RMS AND CONDITIONS OF OFFERING Mana en t Agreement A Manage ' nt Agreement, in substantially the form attached, shall be executed upon approval of the successful prs .ser by the City Commission. The agreement provides for the successful proposer to immediately coi` ence management of the existing golf course facility, at its sole cost, during the period of time between t selection of the development team by the City Commission and the commencement date of the negotiate lease. The golf course shall be kept in operation to the maximum extent possible during the developmennd construction. The Management Agreement includes a provision for an outside date in the event a lease ..never consummated, The Management Agreement is not a leasehold and shall not convey ownership inte Currently operating hours and s for the use of the golf course are governed by City of Miami Code Chapter 38, Article V. Proposals" : tall include any requested change to such City Code provisions and terms for providing a minimum mo ly guarantee and a percentage of gross revenues to the City for the right to manage the property. City's Commitment of Funds, Sery The City's guaranteed participation in the prop o • + development is limited to a long-tenn lease of the property not to exceed 70 years, The City inay prov or arrange funds or financing for the development contemplated by this RFP as may be determined appr. date during lease negotiations. Proposals that are contingent on receiving financial assistance in any fori from the City shall not be considered. Such considerations may follow the review process. The selected developer shall be required to provide all financing .r the construction of improvements and operating expenses, to make lease payments that provide at leas air market value to the City, and to provide deposits or surety to guarantee required performance and pays nts, CIty's Commitment of Property The property and its improvements are offered "as is, where is" by the City for • elopment and long term management. No representations or warranties whatsoever are trade as to condition, state or characteristics. Expressed warranties and implied warranties of fitness for a particu •urpose or use and habitability are hereby disclaimed. Existing improvements and facilities located on t property are not required to be retained as a part of the proposed redevelopment of the site. Testing, audits, appraisals, inspections, or other non-invasive testing that is necessary or desire proposal, shall be at the sole expense of the prospective respondent. Reports regarding the prop City has in its possession are available as public records without representation or warranty an found on the Appendices CD-ROM, submit a that the n be City -owned property is held in public trust and cannot be mortgaged, pledged, liened or subordinated any way as a part of the lease agreement; however, the leasehold interest may be mortgaged. All leasehold improvements shall become the sole property of the City upon the expiration of the lease agreement. The selected developer will be required to identify construction staging areas that do not interfere with the ongoing operation of Grapeland tieights Park, the golf course (while in operation), or cause disruption to the adjacent residential neighborhood. The City does not guarantee the availability of additional land for construction staging. Additional City -owned lands, if located, may be offered, through a short tern construction easement agreement, for use in construction staging. S C'irn a/'Miami, Florida Golf and IloWl Reyucsl.far Proposals antial Increase DRAFT 0410A/20o3 In addi to any other right of termination available, pursuant to City Charter Section 29-A(c)(4), any substantia ncrease in the City's commitment of funds, property, or services, or any other material alteration o iy contract awarded for a Unified Development Project shall entitle the City Commission to terminate any sntract including the lease after a public hearing. Prior to such public hearing, the Commission sha eek and obtain a report from the City Manager and from the Review Committee that evaluated the prop. Is for said project, concerning the advisability of the City exercising its right. The City shall have no lia 'ty with regard to its exercise of said right and the selected respondent shall bear all of its own costs with res" ct thereto. Fair Market Value In accordance with Miami City Ch Section 29-B, the lease must provide the City with at least fair market value. Proposals shall include su ` cient analyses of revenues, operating expenses and development costs to justify the proposed lease payment which must provide the City with at least "fair market value" based upon the proposed project. Each respo' +ent shall specifically state in its proposal that it agrees that annual lease payments shall meet fair market va at a minimum, if its proposal is accepted by the City. Fair market value and the sufficiency of proposed lea payments shall be determined by an appraisal of the proposed project as performed by two State certified eral appraisers hired by the City. The nature of such rent shall, however, be an important consider atir = in the competitive evaluation of alternative financial proposals. Any rent negotiated between the City a � the successful developer must be continued as meeting the fair market value requirement of the City after as determined by a State certified appraiser. Form of Lease Payments, Escalation Proposals shall include annual lease payments in the form of an ann Different percentages of gross receipts may be offered for the different operati In addition to the minimum rent, the City shall require rental payments in the fo revenues. Proposals must include a provision for periodic escalation in the minim be increased over time. Additional rents are encouraged. inimum guaranteed rent. ncluded in the proposal. percentage of gross nt. Percentages may The successful development team may also be required to provide the City with the foliows + ren Construction period rent to be paid for the appropriate period prior to project completi Placeholder rent to be paid to maintain lease and development rights to any parcels to be de oped following the initial phase of development, if phased development is proposed. Participation rent to be paid as a percentage of net proceeds on sales or refinancing. The City expects fair market value to be achieved from the escalating guaranteed minimum rents, with percentage of gross revenues and any additional proposed participation rents providing the City with a share of the financial upside. Agreement to Enter into Lease (Development Agreement) TIED +J'Miami, Florida Golf'ancl Hate! Requeet r,r Prolx+.euls DR41•'T 1)4/08/200S Up Agree prior t to, revie financing environme the project. the selection of a development proposal by the Miami City Commission, the City shall negotiate an to Enter into Lease with the designated respondent to detail the conditions that must be met very of possession of the property to the lessee, These conditions include, but are not limited developer of City's title to the property, receipt and approval by the City Manager of nitment(s) for construction of the leasehold improvements, receipt by the City of an dition acceptance notice, and approval by the City Manager of the development plans for vely, these requirements shall be referred to as Conditions Precedent. n Co The City shall furthe property according to Agreement to Enter into City shall not consider a sa the Lease shall be negotiated Commission. The selected respo the development proposed thereon the manner stipulated therein. Lease Agreement gotiate a Lease with the designated respondent for the use and development of the parameters of its proposal and this RFP which shall be an exhibit to the and shall be executed upon satisfaction of the Conditions Precedent. The the property. The actual terms of the Agreement to Enter into Lease and City staff and are subject to final approval by the City of Miami shall have no vested rights, nor title or interest in the property or in such time as a lease agreement is fully executed, and then only in Once the Conditions Precedent stipulated in the A development proposal by the Miami City Comm agreement with the designated respondent for the us parameters of its proposal and this RFP. The City shal terns of the lease shall be negotiated with City staff and ar Commission. The selected respondent shall have no vested the development proposed thereon until such time as a lease the manner stipulated therein, e nt to Enter into Lease has been met, selection of a the City shall negotiate a lease and development d development of the property according to the consider a sale of the property, The actual bject to final approval by the City of Miami nor title or interest in the property or in ment is fully executed, and then only in In order to provide some background information for prospective deve Hers, the following section briefly describes some key lease terms. LEASE TERM The teen of the lease shall be appropriate to the types of uses approved by the City form of investment, not to exceed fifty (50) years with two ten (10) year renewals. PROPERTY The property will be comprised of approximately 135 acres as identified in the Survey found Exhibits CD-ROM. PROPOSED USES All proposed uses shall be consistent with and responsive to this RFP. 27 o the level and he City q/'Miami, Florida Go!/'undllotel quest,fr.'rP,oporals DHAI704/0/1005 A TENANCE/REPAIRS During th- =se term, the developer shall be responsible for all expenses associated with the property, including, bu +ot limited to, maintenance, repairs, replacements, and operating expenses. LE EHO D " TGAGE The lessee shall have the :ht during the lease tern to encumber its leasehold estate by leasehold mortgage for the sole purpose of sec ng financing for construction of the leasehold improvements and/or for long- tenn financing or refinancin of any such leasehold improvements. The lessee shall have no right to encumber the fee simple title * the City in and to the property or to the City's remainder or residual interest in the leasehold improve SUBORDINATION The City's fee ownership and rental income st'' m shall not be subordinated. TAXES AND IMPOSITIONS The developer shall be required to pay all governmenta City, franchise fees, excises, license and permit fees, lev estate taxes on the property under the completed project an special, ordinary and extraordinary properly levied against th lessee's leasehold estate which could constitute a lien on the prope shall also be required to pay other applicable sales, parking and pa Charter, should a tax exemption be obtained for either the property be responsible to pay an amount equal to what the City's portion of th would be if the property and/or the improvements did not obtain an exemp property taxes or other governmental assessments shall be due notwithstan from the County, State, or Federal Government. SECURITY DEPOSIT A security deposit will be required. INSURANCE PAYMENT ssments, including assessments imposed by the harges and taxes, including ad valorem real the leasehold improvements, general and rty and the improvements and/or the or the improvements. The developer xes. In compliance with the City mprovements, the lessee shall d valorem real property taxes The City's portion of real ny incentives received The lessee shall be required to maintain throughout the lease tern insurance typical to the approved proj (in amounts and with limits detennined appropriate by the City, in a form and with carriers acceptable t the City), including, but not limited to, comprehensive general liability, workers' compensation, all risk property insurance, automobile liability, personal property, business interruption, builder's risk, liquor liability, food and products liability, and any other insurance required by law. The City of Miami must be named as an additional insured. S 28 Florida BO E UIREMENTS The less surety comp discretion, or leasehold impro improvements. Golf and How! Request Proposuts DRAFT 04/(44/2005 provide, or cause to be provided, to the City a performance bond issued by a responsible licensed to do business in Florida and satisfactory to the City, in the City's reasonable uch instrument satisfactory to the City. Such bond shall guarantee construction of the at the property and shall be in an amount not less than 100% of the cost of said ENVIRONMENTAL During the "due diligence" assessments, including samp developer shall be responsible fo law to be retnoved or remediated fo will depend on the construction plan removal of hazardous materials and the the time of lease negotiation. ASSIGNMENT iod, the developer shall be required to conduct environmental site nd testing of the soils, sediments and possibly the groundwater. The e removal or reinediation of hazardous materials that are required by project, if any. Requirements for removal and remediation, if any, roposed. The City may participate in the cost of any required shall negotiate the amount and nature of this participation at The City shall have the right to approve any assign approval, the City intends to participate in any proceed City's participation capped at a maximum of 10% of net pro of the lease, or any transfer of more than 15% of the stock, lessee, or change of control for a public company, shall be pen agreement. The lease shall provide that at all time during the qualified person, finn or corporation. NON-EXCLUSIVE USES nt or transfer of the lease and, subject to City out any such assignment or transfer, with the ds from the sale, No assignment or transfer rship interest or beneficial interest of the d during the first five years of the lease , the property shall be managed by a All uses provided shall be non-exclusive uses. Development of the property in venture shall not preclude the development of similar or the same uses by the properties, FIRST SOURCE HIRING AGREEMENT The developer and the City shall execute a "First Source Hiring Agreement" for the Project, hich First Source Hiring Agreement shall be in fonn and substance reasonably acceptable to the parties. Th urpose of this agreement is to prioritize the hiring of residents of the City of Miami for employment wi n the project. ixed-use commercial y on any of its other COMMUNITY BENEFITS The developer will be asked to provide benefits to the community in a manner that is suitable to the proposed development. This may take many forms. Some examples include a skills training center to provide opportunities for the chronically unemployed; golf events for special needs residents, reduced fees to City residents and students. TED City of Miami, Florida Golf and /late! Neyurar far Proposals DRAFT 04/08/2005 GULATORY PROCESS The sp respons operations acquiring a limited to, the Additionally, all code requiretnen c plans for the site will require various permits and approvals, and each respondent to the RFP is for determining which permits and approvals will be required for the construction and he site. The selected respondent, at its sole cost and expense, shall be responsible for uired permits, licenses, and approvals from all agencies with jurisdiction, including, but not Miami -Dade County, the State of Florida, federal agencies and all public utilities. rovements must comply with all applicable building, fire, zoning, health and other s. The following informatio 's intended to help the respondent determine the applicable requirements and is not meant to be an exhausti summary of all permits, licenses and approvals required. The City will assist the selected development tea '' through expedited review procedures for City, County and State issued permits and approvals, to the ext tt permitted by law and regulations. Public Referendum Approva City of Miami Charter "Section 29-B — -owned property sale or lease" provides that there shall be at least three (3) written proposals received fro rrospective lessees. However, if there are less than three (3) proposals received and the guaranteed lease p anent of the proposal is at least equal to fair market value, then the proposed transaction can be approves y voters at a referendum. If a public referendum is required, it is the City's intention to submit the pro. +sed transaction to a vote on November 8, 2005, or at the earliest convenient opportunity. If the proposed t: saction is rejected by referendum vote, the project shall be terminated. In the event of such a terninati•' the developer has no vested rights, or title or interest in the property or to the development proposed th '- on, or a claim upon the City for any expenses incurred in the proposal process. Deposits submitted to the ity for participation in this process are not refundable. Development of Regional Impact A Development of Regional Impact ("DRI"), as defined in Section 38t1 ., Florida Statutes, is any development that, because of its character, magnitude, or location, would have tbstantial etTect upon the health, safety, or welfare of citizens of more than one county. If it is deter ed that the proposed development is subject to DRl review and procedures (or a successor or similar law), *e selected developer shall be solely responsible for making all applications and/or seeking all authorization ` squired by law, at the developer's sole cost and expense. The City encourages the design of a hotel with ' 9 room keys or fewer to avoid the lengthy DRI process. Design Review The design of the project shall be subject to review and approval by appropriate City departments an agencies until such time that building permits are issued. 30 Cily of Miami, Florida Sp iai Permit Golf and Hold Request jot- Proposals MAP' 04/08/2005 Develop t of the site will require a Major Use Special Pennit ("MUSP") to be issued from the City of Miami, The 4 USP shall require traffic studies, environmental impact as well as all design specifications, The MUSP p • -ss will take the project through several public meetings and advisory boards including: Large Scale Develotent Committee Zoning Board and/or iing Advisory Board Urban Development Rev Board City Commission Meeting lanning & Zoning Agenda Building and Environmen Permits To the extent that it is able, the C development team due to the City's in a an or co- ts. Environmental permits may be requi xpedite all City planning and building permitting for the nt as a partner in the project. The City will. if necessary, e at' ede d aen ies fo r ng agencies: Miami -Dade County Department of Environmen a State of Florida Department of Environmental Prote Federal Aviation Administration esources Management (DERM) Permit DEP) Site Assessment 31 Co?land Hotel Request jor Propnmlx' VIDER 3 - REVIEW AND SELECTION PROCESS 32 !)RAI7' 194/08/2005 City of Miami, Florida Golf and Hotel RequevtJbr Proposals I)RA/-T 04/08/2005 EVIEW AND SELECTION PROCESS This oject has been identified by the City to be a Unified Development Project, for which review proced •s and the selection processes are established in the City Charter and Code. In accordance with those gui. Ines, the City Commission appoints a Review Committee from recommendations submitted by the City M: -tiger and selects a Certified Public Accounting (CPA) firm, both to evaluate submitted proposals. In +dition, the City may elect to hire additional consultants as deemed necessary to appropriately ev. ate and analyze proposals. Administrative R City staff shall initially rev and content requirements deliberations by the Review C material, non -substantive defects respondent shall correct such de submissions that comply with requ THRESHOL) R $ REME proposal submissions for completeness and compliance with all fonnatting h in the RFP. During this initial review, and prior to the start of e, respondents may be contacted to cure proposals that contain non - determined solely by staff. If notified of such a deficiency, the ithin five (5) working days of receipt of notification. Those ill be deemed responsive. TS AN f '' ANDADS The City has identified five (5) factors that shall process. MI respondents are required to meet thes proposals. Respondents are encouraged to fonn appro requisite expertise, experience, financial and managemen As such, where applicable, these standards will be applied to that is commensurate with the allocation of responsibility withi ve as threshold qualification standards for this UDP andards to receive further consideration of their e development teams in order to assemble the bility to meet these threshold requirements. development team as a whole, in a manner team. Each respondent is expected to meet the following five (5) minimu quirements: 1, A minimum of 10 years experience managing and operating bo a If course and hotel of similar size and complexity. 2, A minimum of 10 years experience in the management and operatio - .f each additional use being proposed. 3. A leading role of principal responsibility or other demonstrated experi- a in the design of a project(s) of similar size, complexity and constraints as the facilities and uses oposed. 4. The successful development and financing of at least one project of similar si complexity and uses with similar constraints, At least one single project for which $20 million or more in financing was secured. SU 33 UTE City of Miami, Florida Certified Public Accountants GollJ and Hotel Request for Proposals DRAFT 04/08/2005 Certified Public Accounting ("CPA") firm has been selected by the City Commission to evaluate each pr. ssal, specifically assessing the following elements: T financial viability of the proposing entity, including prior record and experience. The `; ability of the proposal's financial plan, sources and structure. The c► .arative short term and long range economic and fiscal return to the City. The pro al's market analysis and marketing plan. The econo 'c feasibility of the proposed development. Viability an .propriateness of management plan. Credit worthin<' of principals/partners of the proposing entity, including prior bankruptcies, if any. During the course of it ysis, the CPA shall examine all materials provided by respondents and will conduct a full investigat` « of the financial background of the individual members of the development team, including materials ih' may be available from other sources such as Dunn & Bradstreet. The CPA shall present its findings regg each proposal to the Review Committee prior to said Review Committee completing its deliberations. 'e CPA shall render an independent report of its findings to the City Manager. The CPA currently selec" d is Sharpton, Brunson & Company, P.A.. Minority and Women Buslness'ffairs Policy Review The City of Miami will review the material development team encourages Female, Hispan team and in the management and operations hiri Review Committee ovided by the respondent to verify the extent to which the and African American participation on the development rocedures proposed for the project. Subsequent to staff review, the Review Committee shall ev.:. ate each proposal deemed responsive. The Review Committee shall be comprised of five (5) profession .': ity staff members in the fields of finance, building, zoning, urban design, and golf course management p!'L`i six (6) representatives from the private sector experienced in the financing and development of projects o is nature. In this process, the Review Committee shall rely primarily on the documentation submitted in thL.:+roposal, but may also obtain critical information through a presentation by and interview of the developmen The Review Committee shall use the specific evaluation criteria and their' spective assigned weights for purposes of rating and ranking the proposals, as defined below. Each Cot' ittee Member shall review each proposal specifically noting the level of detail given to criteria of critics portance to the City aad assign a numerical score accordingly. Each Review Committee Member shall de t *nine a rank order based upon the numeric score achieved. The Review Committee shall arrive at a rank ord ", of proposals based on the individual member's vote of its rank order. The Review Committee shall render a written report to the City Manager of its evaluation' f ali responsive and responsible proposals. The Review Committee has the authority to recommend one or gore, or none, of the proposals as it deems to be in the best interest of the City. The Committee's recom endation is accompanied by written justification of its findings. The City encourages all respondents to form appropriate development teams in order to assern• the requisite expertise, experience, financial and management capability to meet the evaluation criteria, s such, where applicable, these standards shall be applied to the development team as a whole, in a man that is commensurate with the allocation of responsibility within the team. Each respondent is expected address the following requirements in the proposal submission: Ciry of Miami, Florida Golf and Hotel Requesl for Proposals DRAFT 04/08/2005 aluation Criteria OVE LL PLAN & DESIGN OF THE PROPOSJ D DEVELOPMENT Fulfil h nt of the City's established development objectives, design guidelines requirem ■ Range and ■ Demonstrate ■ Appropriatene ■ Quality of the g ■ Appropriateness an ■ Harmonious and/or • Successful, harmonious ■ Imaginative and creativ landscaping, graphics and • Creative and effective integ ■ Quality and sound principles o • Efficiency of site design and orga of uses and amenities; extent of public access and amenities. fitment to public access. uality of the design. se design as it relates to both amateur and toumament golf. ionship of hotel facilities to the golf course. plementary integration of uses into the site. terface and/or connection to adjoining projects and uses. tment of: public spaces, exterior space, circulation, view corridors, ing. of art -in -public places component. ban design proposal. tion, and compatibility of uses. and program FEASIBILITY, MANAGEMENT AN ► IIPERATIONS OF THE PROPOSED DEVELOPMENT ■ Appropriateness and practicality of stated Agreement. ■ Appropriateness and practicality of stated goals, b • Viability, practicality and comprehensiveness mission, operating parameters, operating budget, organization and staffing plan. d objectives during the term of the Management ectives and policies of management plan. nanagement plan, including such elements as enue projections, cash flow analysis, personnel • Extent and feasibility of marketing plan, familiarity wit +rimary and secondary markets for proposed facilities and services, and appropriateness of strategies t=.e utilized for attracting and strengthening those markets. ■ Management approach to ancillary operations and businesses, and capabilities, and to the City's objectives. ■ Extent and quality of programs for maintenance, security, pu�'c access, community/educational programs, and public and customer services, as applicable. * Developer experience and capability to fulfill the commitments stated ', proposal. ■ Timeliness of proposed development plan. REJURN TO THE CITY rticularly relative to stated experience ■ Management fees including a guaranteed monthly minimum payment duri °: the term of the Management Agreement. • Payment of percentage of gross revenues during the term of the Management Agree ■ Lease payment including a guaranteed minimum annual rental payment during the Lea • Payment of a percentage of gross revenues during the Lease term. • Dollar value, extent, and timing of capital improvements. • Any additional financial benefit to the City. • Other non -financial benefits to the City. • Likelihood and timing of receiving financial and other benefits. T D Cliy of Miami, Florida Golf and Hotel Request for Proposals DRAFT 04/08/2005 E `' ENT OF MINORITY PARTICIPATION ■ Mi itylwomen participation within the proposing entity. ■ Mino`. !women participation within the consultants to the proposing entity. ■ Subconr ling and hiring practices during construction. ■ Opportuni for minorities/women, hiring outreach and training opportunities in relation to leasing, management, ' aeration and maintenance of facilities. ■ Affirmative ae` plans of development entity members. TES OF TY : I S e ERED ■ Programs designed to ben- the immediately surrounding residential neighborhood. • Discounts to students, reside or other specific population. ■ Efforts to minimize constructiompact on surrounding neighborhood. • Extent and quality of programs p `. iding benefits to the community. ■ Training programs. SCORING VALUES Criteria Weighted Value Overall Plan & Design of the Proposed Development 35 Feasibility, Management & Operations of the Proposed Dev ment 25 Return to the City 35 Extent of Minority/Women Participation and Community Benefi ffered 5 Total 100 City Manager The City Manager shall take into consideration the findings of both the Committee, and shall then recommend one or more, or none, of the proposals to City Manager shall state in writing the reasons for his recommendation. City Commission and the Review Commission. The The City Commission may then accept the recommendation of the City Manager, may reject al jroposals, or may seek a recommendation directly from the Review Committee. Following the Commission -lection of a proposal, exclusive lease negotiations will commence. 36 City rJ to da Gol/'un1llow/ Rg yuar./6r Proposals IJR4 ET 04/m /2005 cipated Selection Schedule Adv tisement of RFP May 2005 RFP A ilable to Public/Date of issuance May 2005 Proposa 're -Submission Conference and Site Tour , 2005 Proposal S mission Deadline , 2005 Recommend: 'on from the City Manager to the City Commission September 2005 Adoption of Le', lation Authoring Exclusive Lease Negotiations September 2005 This schedule is sub" : ct to change. 37 qf Florida Golf and Hotel Repot,* Propavals DRAFT 04/(18/2005 BMITTAL REQUIREMENTS Requir Proposal Format Proposals sho. be submitted in a bound format with tab dividers separating each section. Prospective developers shall ize the following outline to prepare their proposals, adding tabs and sub -tabs as needed. TABLE OF CONTE S EXECUTIVE SUMMA VISION, GOALS AND 0 T VES OF PROJECT PROJECT PLAN MANAGEMENT AGREEMENT OPERATING PLAN MARKETING PLAN FINANCIAL PLAN DEVELOPMENT TEAM FINANCIAL CAPACITY MANAGEMENT TRANSITION SCHEDULE DEVELOPMENT SCIIEDULE REQUIRED CITY FORMS ATTACHMENTS 38 City ofMiami, Florida Required Proposal Content oposals should be submitted in a bound format with tab dividers separating each section. A minimum size of 10 point, 1 inch margins, and single spacing shall be utilized on all text documents submitted. Pro 'ective developers shall utilize the following outline to prepare their proposals, adding tabs and sub - tabs needed to all bound copies. A total of 25 copies shall be submitted consisting of 1 original, 22 bound « +ies with tabs, 1 unbound copy without tabs for possible duplicating needs and 1 electronic copy submit te• CD-ROM. Golf and Hotel Request for Proposals DRAFT 04/08/2005 All required • wings shall be submitted in the scale noted with one (1) original mounted on boards no larger that 24" x ' •"and 25 copies reduced proportionately to an 11" x 17" format. The reduced drawings shall also be sub =d electronically and may be used on the City's website to inform the community about the proposals. otal of no more than 14 boards will be accepted, Models and photographs of models will not be accepted. TAI$LE OF CONTENTS Table listing sequential page loc. 'on of Contents, Charts, Graphs and Illustrations. EXECUTIVE SUMMARY Respondent must summarize the proposa oviding an overview of the proposal document. VISION, GOALS AND OBJECTIVES C PO ED POJE Respondent must summarize the vision, goals and ">'ective of the proposed project. COMMUNITY BENEFITS Respondent must summarize the range and quality of progr. community. PROJECT PLAN The project plan shall be prepared by a team of specialized, registers• ` esign professionals, The design professionals must strive to create a development with a meaningful sense place. The project plan shall take into account the Urban Design Principles and Guidelines that focus o °' mixed -use recreational and hospitality development. The plan shall include: to be offered as a benefit to the local 1. Narrative Description 2. Site Program Analysis including: • Overall site development including golf course and hotel. • Number and use of buildings, square footage (both gross and rentable), height, and n ,be r of floors for each proposed structure. • Number, type, size, construction and description of proposed operations by category. • Architectural and landscape architectural features. • Permitting and environmental issues. • Parking supply and demand. Site Plan Plan should illustrate the relationship and connectivity of the proposed project to the adjacent roadways, residential neighborhood, Tamiami canal and Grapeland Heights Park. Required scale 1" : 100' S City of Miami. Florida Golf and Hotel Requesr,ftr Proposals DRAFT 04/08/2005 Proposed Project Site Plan including: Land Use uilding Locations Corridors • Ve ular/Pedestrian Access (public and private) • Golf ►.urse Layout • Hotel L: out Required s e 1" 100' 5. Proposed Lan. :pe Plans Required scale = : 20' 6. Proposed GolfCours= 'lans • 18 hole course • Clubhouse • Casual Dining • Pro Shop/Retail • Golf Cart Storage • Maintenance Area • Parking • Other Golf Related Amenities Required scale - 1" : 100' 7, Proposed Hotel Plans • Lobby ■ Restaurant(s)/Bar(s) • Conference/Meeting Facilities (include square , 'otage) • Health Club/Fitness center (include square foo • Business Center (include square footage) * Number of Room Keys • Number of Hotel Timeshares, if applicable (include pe` tage of total room keys) • Parking • Other Hospitality Related Amenities Required scale = 1/8" : 1'-0" 8, Renderings of Overall Site • From !e Street • From 20'h Street • From 37111 Avenue (Douglas Road) • From 42n4 Avenue (LeJeune Road) ■ From Within Project (3 different renderings from this view will be accepte Illustrating: • Context ■ Landscape • Building Heights • Architectural Elements • Architectural Features ■ Landscape Features • Parks/Plazas/Greenways/Open Spaces • Signage 9. Optional Elevations 5 Different Project Elevations Will Be Accepted (none required) City of Miami, Florida Golf and Hotel Request for Proposals DRAFT 04/08/2005 MANAGEMENT AGREEMENT e proposal must include a redline version of the Management Agreement provided on the CD-ROM ning any revisions the proposer would like the City to consider. This document should be anied by a summary document explaining the requested changes and providing any additional co met• 'ts regarding the agreement. The propo 1 shall further provide a brief narrative on the management and operation of the golf course during the of the Management Agreement and a list of any and all fees proposed to be charged for use of the golf coy •e and amenities during the time that the successful proposer manages the golf course pursuant to a ma :etnent agreement for the period of time between selection of the development team by the City Commissi► and the commencement date of the negotiated lease, Proposals shall also in' de a stated commitment of a minimum monthly guarantee and a percentage of gross revenues to be pai * the City for the right to manage the property during this period of time. OPERATING PLAN The proposal must include a narr: ; ve describing the management and operation of the entire proposed development, Respondents are remi - d that the City intends that the property be maintained and operated in a manner consistent with the highest dustry standards for facilities of its type. The description shall include, at minimut mission statement, an organizational chart, brief outline of operating procedures, indication of which bu esses are intended to be operated by development team and which businesses are intended to be subleaser to be operated under a management contract, sublease requirements (if any), operating schedule, and tna .enance program, including planned major maintenance schedule. Additionally, a copy of the responden currently effective Affirmative Action program, in accordance with City Code Sections 2-778 and 18-1 et seq., included on the Appendices CD-ROM, If independent management services are to be involved, •n the applicable forms included on the Exhibits CD-ROM must be completed by management contractors, ■ Mission Statement • Organizational Chart ■ Operating Procedures • Management Plan • Management Team ■ Staffing Plan is Operating Schedule ■ Maintenance Program ■ Affirmative Action Program MARKETING PLAN Proposals shall include a marketing plan that shall identify primary and secondary mar is for each type of facility and/or service proposed and a description of the strategies to be utilized attracting and strengthening those markets such as how and where the activities/operations will be adv sed, branding concepts, and potential co -marketing opportunities. Specific discussion shall be presented . marketing strategies to attract the international business and leisure tourist market. Similarly, the fees "lity study should provide the rationale for the proposed mix of golf and hotel amenities. S TED City of Miami, Flarlda Golf and Hoiel Request for Propacals ARK T AND ECONOM C FE S EILIT shall include the following elements allowing an understanding of their likely market and econasibility: DRAFT 04/08/2005 A m. et analysis sufficient to establish the market support for the golf course, hotel and other propos- uses, based upon analysis of demand generators, competitive supply, market pricing, position and anticipated market share/capture. The analysis should specifically provide the rational-' r the proposed mix of amenities, A projected dev • An analysis of pro covering at a minim estimates. nt phasing schedule by building and parcel. evenues and operating expenses broken out for each major component e first ten years of operation. The analysis shall specify the bases for these ■ A written statement indicating to the property, including bui associated with the development, i start up costs and initial operating include significant line items within the and financing costs, and allocated by pro FINANCIALYLAN Proposals shall include a description of the financing estimation of all sources of construction and permanent Target returns and other financing considerations should be agreement, the City shall require written evidence that the su irrevocable commitment of all funds necessary to construct, eq Project for a stabilization period determined by the City. The Ci and/or reject financing commitments when the term, the identity of the such financing is deemed not in the best interest of the City or the project. otal dollar amount to be spent on permanent physical improvements nprovements, site improvements, and program requirements ding public spaces and amenities, as well as that required for all nses. The development cost estimates shall be itemized to or categories of hard, soft (including development fees), omponent and building and phase. FINANCIAL FEASIBILITY for the project, including a description and and equity funds to be used in the project. nted. Prior to its execution of a lease I respondent has received a firm and d initiate operation of the proposed rves the right to further evaluate nancing source or other aspect of Proposals shall include a cash flow analysis(es) integrating revenues, operating e costs, and debt service for a minimum of the development period and first ten yea operation. Analysis(es) shall be presented in a fashion so as to enable a clear understan feasibility and financial inflows and outflows both on a building by building basis and an i basis over any phased development schedule, and shall also enable a clear understanding of th rents and any other financial returns to the City over the projection period. Financial Return to the City s, development the project's of financial ated total Tested Proposals shall include a stated commitment of annual lease payments to the City in the form of a minimum guaranteed rent and percentage(s) of gross revenues, and any other proposed lease payments, as well as a stated commitment to adhere to the City Charter requirement for compensation equal to fair market value. Proposals shall detail other financial benefits to the City such as estimated property taxes, and other non -financial benefits such as new jobs created. City o/•Miumi, (7orkla EVELOPMENT ENTITY Got/'and llnte! Rerluestfin- Proposals DIM FT 04/08/2005 R. dents must have formed a development entity that assembles the requisite expertise, experience, financ and management capability to develop a signature golf and hotel mixed use destination. For the purpose this RFP "development entities" are defined as the legal entity submitting the proposal and with whom the ty would enter into the lease agreement for the property, if awarded. The City of Miami reserves the ht to conduct a complete background investigation of the development entity and all involved princt. ls, consultants, and sub -consultants prior to the final selection or execution of the lease. Development Ent ' s that contain a member who has previously had a lease with the City terminated as a result of a default in re last ten (10) years is not eligible to participate in this UDP process. ble afOr.ari_atio The organizational structure prese`.ed in graphic form depicting the proposing entity and its professional consultants, including the names, a`.`, liation and addresses of all principals. This includes any and all general partners, stockholders owning '. or more of the corporate stock, corporate officers, and executives and top management of the development`' . tity. A Certificate of Good Standing from the State of Florida shall be submitted for the development enti ` formed for the project, Resumes Resumes shall be included for key individuals to be invold in the proposed development, Resumes shall specify the role of the individual in the relevant project. References for All Development Team Members Respondents shall provide not less than four (4) current references for e h principal development team member who can attest to the members' relevant capability and experien `''. These references shall be contacted by the City. Licenses and Corporal Re trations individual Engineers, Architects and Landscape Architects must submit current Certificates o egistration or Licenses, and corporations or partnerships in those fields must submit current Ce tcates of Authorization. Proposals shall also include for each firm a copy of the finn's current corporate reg ration. Other Documentation as to Experience and Capability Proposals shall include a narrative or outline that provides sufficient detail to describe the development teatn's and consultants' considerable past experience in the development and management of projects of similar scope and complexity within the same or clearly similar sphere of endeavor, Respondent's shall provide a detailed list of completed projects, indicating the time required for completion, the completion S 'kFr(do Golf and Hole! Reyues: jor Proposals ORAL"1' 04/08/2005 date, e amount invested and financed for the project, a description of the project's elements and the role(s) yed by each development team member that was involved. FINANCI CAPACITY Prove financial c• .acity so that a determination can be made that the development entity is capable of undertaking the pr` ct. Additionally, provide documentation as to what resources will be utilized to provide equity for the' oject. The Development Entity must own a minimum of 25% of the project. A minimum of 3 financia eferences that have provided the development entity or members thereof with development financing sh• be provided, including a loan officer name or other specific contact, Additionally, evidence of pos' sion of or access to equity capital and financing resources to carry out the proposed project shall be provid by submittal of the following: 1, The most recent available credit'' ort. 2. Composition of current real estate p`.tfolio, listing the following for each project: project name, type location (city, state), date completed, pro t size (rentable area), value, debt, role (developer, operator, property manager, etc.), ownership interest, a ; occupancy rate. 3. Recent history, preferably within the last 2 3 ` . ars, in obtaining financing commitments, detailing type of project, financing source, amounts committed, e Respondents may submit a written statement(s) from their financing source(s) describing past projects 'ch said source has financed for said respondent, detailing the amount of capital, the size of the project : 'd any other pertinent information that will assist the City of Miami in determining the availability of equit +r subordinate capital to fund the project. 4. List and description of all projects in the pipeline includi " status, development schedule and financial commitment required of developer/operator, a detailed desc on of the project financing methods, sources and amounts, and any working relationship (on other proj ts) with members of the proposed team (on this project), 5. Identification of specific relationships (and contact information) wit sources of equity/debt capital and their indication that the project outlined by the City and the respondent nsistent with their investment criteria for a project of this size and type, 44 C'iry of Miami, /'lw ida Golf cod !lure! Reyuesr ,for i'ropoxals DRAFT 04/08/2005 Address whether the respondent or any participating team members have been involved in any Iitig. 'on or other legal dispute regarding a real estate venture during the past five years. In the explanation, inclu• nfonnation regarding the outcome of any material litigation or dispute. Also, indicate if the responde or any participating team members have ever filed for bankruptcy, or have owned or controlled projects th. ave been foreclosed, or have had fines levied by governmental agencies. Include the date of occurrence, es act person, telephone number and address. 7. A commiunen +f developer's equity necessary to finance the 8. A statement by developer(s) has a net k, financial institution or certified public accountant certifying that the o in excess of the amount necessary to complete the project. Respondents are encouraged establish their capability, but s btnit the below specified financial statements in their submittal in order to bmittal will not be required. Audited financial statement for the pa our years of each principal and joint venture participant, including statement of changes in financial positi+ and statements of any parent organizations and any materially relevant subsidiary units, identifying any p ' cts with negative cash flows, amount of developer's resource debt, any non -performing loans, and the nount of guarantees and/or contingent liabilities. If a development entity has been in business for mor- han ten (10) years, corporate financial statements will be accepted. 45 y of Miami, Floridu Gok and low, Repos, JOr Proposals 1)1011.7' 04/08/2005 MANA MENT TRANSIT ON SCHEDULE ResponderResponden nusi provide a narrative accompanied by a graphic time line or schedule detailing how expeditiously managernent team will be assembled and positioned to manage operations at the existing golf course faci CHEDULE Respondent must prov the development includi operations. The schedule a projection of the projec the site, a narrative accompanied by a graphic time line or schedule detailing all phases of developer due diligence, planning and design, pennitting, construction, and include an explanation of how the phasing of the project was determined and etion time required following the development team receiving control of RE UIRED RFP RESPONSE R S RFP forms are included on the Exhi appropriate. Declaration Development Team Questionnaire Partnership Statement Corporation Statement Primary Office Affidavit Minority/Women Business Affairs Registration Affi CD-ROM and must be coinpleted and placed in this section as ATTACHMENTS Respondents may attach additional information as required. Ta should be utilized as needed. 46 City or Miami, Florida GO and Hotel Rogow Jar Proposals DIf4hT 04/0811005 " al Procedures and Deadline Subnjiss s received in response to the RFP shall meet all requirements specified within the RFP. Subrnssio ieficient in providing the required information shall be determined non -responsive by the City and shall be eligible for further consideration. A complete proposal submission package shall be delivered to the y as follows: I. One (1) original, t ty-two (22) copies of bound proposals, one (1) unbound proposal in an 8- I /2''x 11" format, one (1) electr copy submitted on a CD-ROM, and one set of board -mounted illustrative drawings not to exceed 24 36. 2. Proposal submissions mustrnust rnarked Unified Development Project Proposal for "GOLF COURSE AND HOTEL REDEVELOPME Meredith J. Nation Department of Economic Development 1% and addressed to: 3. Proposals must be received at: Office of the City Clerk City of Miami, City Hall (First Floor Counter) 3500 Pan American Drive Miami, Florida 33133 , 2005 by 2:00 PM The tiine deadline and proposal receipt location shall be strictly adhered by the City. No proposals shall be received or accepted after 2:00 p.m., , 2005 or at any er City office location, other than the City Clerk's Office (First Floor Counter), 4. Proposal submissions tnust be accompanied by a refundable deposit in the fo of a cashier's check, money order, letter of credit, or official bank check in the amount of $50,000 made able to the City of Miami. 47 City rd. Miumi. Florida Ga!land Hotel Request,fbr Proposals DRAFT 04/08/2005 Contact Information FC1AL LISTOF POTENT1 L RESPON EN S Anyo bidding must appear on our official list of those who purchased a copy of the RFP. This ensures that a ential respondents are advised of any changes made, and receive all notices, addendums, advisories, . regarding the RFP during the bidding period. Upon submission of the $300 cashier's check, money order, official bank check for purchase of the RFP document, the contact name provided by the check issuing e ty will be placed on the official list of "registered" respondents. PTIONAL PRE- OPOSAL S EMISSION CONFERENCE An optional "Pre-Proposa ubmission Conference" and tour of the site shall be held at 10:00 AM, Tuesday, May 3I'd . The loea n of the conference will be provided by mail to all registered respondents. Questions from potential dev.ers may be addressed to City Staff at this meeting. Any questions answered at the meeting shall als. 'e answered in writing. All written responses shall be made available to all potential respondents who regi this meeting or who purchased the RFP. "CONE OF SILENCE" Except for public hearings and scheduled Fires aspect of a proposal by a respondent or any communications until such tune that a successful All questions or requests for additional information t mail, The request must contain the RFP title, develop phone number, and fax number. The City will respond wi requests that could potentially impact proposals shall be addendum to this RFP. CITY MANAGER'S DESIGNEE F Meredith J. Nation Department of Economic Development City of Miami 444 SW 2I'd Avenue, 3rd Floor Miami, FL 33130 mjnation@ci,miami.fl, us 305.400.5260 a ions, contact with the City regarding this RFP or any -sentative of a respondent shall be Iitnited to written lopment team is selected by the City Commission. st be asked and answered in writing by certified nt y name, contact person name, address, 0 days. Any responses to such questions or shed to all respondents in the fortn of an NFOATJO Description of the Miami lntennodal Center provided by Florida Department ofTransport. 'on. For more information visit www.micdot.com, 2 Description of the Waterford Corporate Park excerpted from the property website www.waterfordatbluelagoon.com. Bunkers of Miami 4 Mr. Robert Zabaro, 3575 S. LeJeune Road, Miami, FL, 33146-2221, (305) 669-7702, rzabarogmiamidade.gov 5 Traffic counts provided on the 2003 Florida Traffic Information CD by the Florida Department of Transportation Statistics Office 6 Traffic counts provided on the 2003 Florida Traffic Information CD by the Florida Department of Transportation Statistics Office 4 ;V.44.44 ' t3.41